User’s Manual and Construction Requirements for ...modon.gov.sa/en/CustomerService/Standards and Requirements/Users... · User’s Manual and Construction Requirements for Residential

Saudi Industrial Property Authority

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User’s Manual and Construction Requirements for Residential Areas inin Industrial Cities

92 0000 425modon.gov.sa @Modon_KSA

92 0000 425modon.gov.sa @Modon_KSA

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1المحتويات

Contents:

Introduction .................................................................................................................................................................. 5 Executive summary ...................................................................................................................................................... 7Terms ............................................................................................................................................................................ 9

General requirements and procedures ..........................................................................................................11 Chapter one: Residential complexes for single engineers and workers .........................................................17

Introduction ................................................................................................................................................................ 191.1 Building requirementss ........................................................................................................................................ 201.2 Engineering requirements .................................................................................................................................... 211.3 Procedures’ mechanism and plans to be submitted ............................................................................................ 33

Chapter two: residential buildings ................................................................................................................432.1 Construction requirement .................................................................................................................................... 452.2 Engineering requirements .................................................................................................................................... 602.3 Procedures’ mechanism and plans to be submitted ............................................................................................ 64

Chapter three: villas (independent residential units) .....................................................................................733.1 Construction requirements .................................................................................................................................. 753.2 Engineering requirements .................................................................................................................................... 773.3 Procedures’ mechanism and plans to be submitted ............................................................................................ 79

Chapter four: villas (independent residential units) .......................................................................................87Introduction ................................................................................................................................................................ 894.1 Efficiency of materials resources .......................................................................................................................... 904.2 Building envelope ................................................................................................................................................ 914.3 Optional instructions ............................................................................................................................................ 94

List of references ...........................................................................................................................................97

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2 األشكال

Figures

Figure 1: Front, side, and back setbacks plans in residential complex ............................................................................. 23 Figure 2: Distances between residential buildings ........................................................................................................... 23 Figure 3: Distances between residential and non-residential buildings ........................................................................... 23 Figure 4: Plan of relations among multiple uses of a floor in residential buildings for singles (workers) ......................... 24 Figure 5: Bedroom (for 4 workers) .................................................................................................................................... 25 Figure 6: Bedroom (for 2 workers) .................................................................................................................................... 25 Figure 7: Relations plan among multiple uses of a floor in residential buildings for singles (engineers) ......................... 26 Figure 8: Converged multi-service communication network ............................................................................................ 30 Figure 9: Setbacks plan in residential buildings ................................................................................................................ 45 Figure 10: Plan for relations in singles (workers) residential buildings’ ground floor ...................................................... 48 Figure 11: Bedroom for 4 workers .................................................................................................................................... 49 Figure 12: Bedroom for 2 workers .................................................................................................................................... 49 Figure 13: Relations plan among uses of higher floors for singles’ residential buildings (workers) ................................. 50 Figure 14: Relations plan between uses of single engineers’ residential buildings’ ground floor and between uses of ground floor uses for families’ residential buildings .......................................................................................................... 50 Figure 15: Stairs’ design requirements ............................................................................................................................. 53 Figure 16: Height and level requirements ........................................................................................................................ 53 Figure 17: Location of groundwater and septic tanks (case 1) ......................................................................................... 58 Figure 18: Reference plan for location of ground water, septic tanks and garbage collection space (case 2) ................. 59 Figure 19: Enlarged detail of figure 18 ............................................................................................................................ 59

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Tables

Table 1: Distribution of elements in residential complexes .............................................................................................. 21 Table 2: Standards for open spaces within residential complexes .................................................................................... 21 Table 3: Minimum area and dimensions of apartment elements in residential buildings for singles (engineers .............. 26 Table 4: Building standards in residential complexes ....................................................................................................... 27 Table 5: Minimum area and dimensions apartment elements in residential buildings for singles (engineers) ................. 51 Table 6: Detailed area of apartments in residential buildings for families (m²) ................................................................. 52 Table 7: Minimum area and width of skylights in residential buildings ............................................................................. 54 Table 8: Floors’ distribution in villas .................................................................................................................................. 75 Table 9: Shading systems .................................................................................................................................................. 92

الجداول

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Introduction

The mandate of Saudi Industrial Property Authority (MODON) comprises several tasks which include planning industrial cities, encouraging their establishment, development, and maintenance, and supervising them. The Authority also sets regulations, specifications, and performance standards and procedures related to establishing, developing, managing, operating, and maintaining industrial cities. Article 11 of MODON’s bylaw, adopted by decision of Board of Directors number 2003/5 dated 12/3/1423H under Article 19, paragraph 3 sets the conditions for building design inside industrial cities as well as standards, environmental specifications, technical conditions, and safety requirements.According to Article 36 of the bylaw which states that an industrial city shall be used to the purposes for which it was established, MODON has to check compliance with standards, specifications, and technical, structural, environmental, and other conditions as relevant, while also safeguarding the environment and coordinating with public and private stakeholders as needed to achieve these objectives.

In order for MODON to carry out its duties, a guideline for standards for workers’ residential complexes, buildings, and villas construction was set with the below objectives:• Define all construction and technical

requirements and specifications as well as health and safety regulations;

• Define all procedures required for securing residential building permit as well as procedures to be carried out by relevant stakeholders;

• Define requirements and specifications required from consulting companies for planning workers’ residential complexes and buildings as well as villas, and set planning stages.

The present guideline targets all parties working with MODON, whether investors and/or consulting companies to clarify standards and requirements for building workers’ residential complexes and buildings as well as villas in industrial cities.

Introduction

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Executive Summary

Executive Summary

The present guideline describes technical aspects of standards and requirements of residential buildings in residential area of industrial cities which include residential buildings and complexes as well as villas and sets key terms. The guideline is split into four chapters addressing construction requirements in addition to a section at the beginning which describes general requirements for managing and operating residential complexes, including policies and plans for health and safety, living conditions, and workers’ rights and representation that will have to be followed once construction completion and occupancy has been achieved by single workers and engineers

The four chapters’ guidelines are as below:

The first chapter looks at residential complexes for single workers and engineers and includes an introduction which clarifies the criteria for classification of residential building as a complex as well as three sections as follows: the first describes construction requirements for location and design requirements for residential and non-residential buildings in the complex; the second includes operational, health, electrical, communications, air conditioning and ventilation, solid waste management, safety and firefighting engineering requirements; and finally the third describes procedures and plans to be submitted, permit issuance stages, and forms to be enclosed.

The second chapter is for residential buildings of three types: for single workers, single engineers, and families. This chapter also includes three sections: the first describes construction requirements for location and design requirements for residential buildings; the second includes operational, health, electrical, air conditioning and ventilation, solid waste management, safety and firefighting engineering requirements; and finally the third describes procedures and plans to be submitted, permit issuance stages, and forms to be enclosed.

As for the third chapter, it addresses villas that are independent residential units. The chapter includes three sections: the first describes construction requirements for location and design requirements for villas; the second includes operational, health, electrical, and air conditioning engineering requirements; and finally the third describes procedures and plans to be submitted, permit issuance stages, and forms to be enclosed.

Finally, the fourth chapter is for sustainability instructions and recommendations and includes two sections: the first addresses sustainability instructions for residential buildings namely walls, rooftops, windows, and potable water; while the second includes general sustainability recommendations for material resource efficiency as well as optional instructions.

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Terms

Terms

from neighbors and that it is not used as a pathway to reach other areas in the building.

Corner sight triangle is on a piece of land that falls on two streets or more, a fraction of the land’s area that is cut off on the intersection of the two streets in the shape of an isosceles triangle with three-meter sides in order to allow drivers to see cars coming from the other street.

Distribution hall is a space amid a series of elements that directly opens on it and is used to move from one to the other.

Land plot is one piece of land under one property on which is, or may be, built the main building or buildings as well as annexes along with surrounding spaces with its façade facing one or two streets or public squares.

Passageway is the mobility element within the residential unit which allows moving from an element to another.

Skylight is a fenestration in the building rooftop through which light and air are transmitted to other elements in the building.

Floor-to-floor height is the median interval between the top of one floor-plate and the top of the next successive floor-plate.

Minimum element spaceis the minimum area allowed for an element, and is measured from internal ceilings to walls.

Septic tanks are underground tanks built with specific dimensions according to consumption within property boundaries in areas where sewage network is not available.

Protection parapet is a wall above the ledge of a building’s rooftop erected as a protection measure to stop accumulated rainwater from falling from the rooftop onto facades; it is also used to stabilize the ledge of the water insulator and can be raised to constitute a protective screen for rooftop users.

Protrusion is the increase in area of any floor compared to the ground floor, a result of regular protrusion on setback.

Balcony is an external platform with a minimum distance from ground level of 3 meters and has a view on a road or patio provided that a minimum distance of 3 meters separates it

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11General requirements and proceduresOwner – Investor’s obligations

General requirements and procedures

Residential compound, Utrecht, The Netherlands, 2003

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12 General requirements and proceduresOwner – Investor’s obligations


Introduction ..............................................................................................................................13

Management and staff ..............................................................................................................13

Health and safety in residential sites .........................................................................................13

Workers’ residence security ......................................................................................................14

Consultation and complaints mechanism ...................................................................................15

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Introduction

When residential complexes are completed and ready to be occupied, an effective and permanent management of residential uses is to be set, including building maintenance, security, consultations with residents, etc. Main requirements are as below:

Management and staff

Workers’ residential complexes need to have a written and documented operational and management plan which includes management policies or plans for health, safety, security, living conditions, and workers’ rights and representation, noting that some of these policies may take the form of codes of conduct.

Important indicators - Management plans and policies are set

especially for health, safety, security, workers’ rights, and relation with other complexes;

- The person in charge of managing the complex is of adequate background and has sufficient experience in complex management;

- In case of recruitment of contractors for complex management, a clear list of responsibilities must be set, in addition to monitoring and reporting requirements;

- Sufficient staff must be recruited for cleaning, cooking, and general maintenance, as required by the complex size;

- The staff in charge of cooking has received basic health and safety training and the person in charge of the kitchen has received training in nutrition, and food handling and supervision.

Health and safety in residential sites

The company or authority in charge of running workers’ residence should be responsible for workers’ good physical condition, which includes ensuring that the complex facilities are in good condition (such as respect and implementation of safe water requirements or firefighting instructions) and should design and carry out adequate health and safety plans and standards.

Important indicators - Health and safety management plans for

electrical, mechanical, structural, and food safety need to be carefully designed and implemented;

- The person in charge of complex management is responsible for informing local authorities of any contagious diseases, food poisoning, or other important incidents;

- An appropriate number of workers/employees has received first aid training;

- A firefighting plan has been set and includes training of firefighters, periodic testing, monitoring of firefighting equipment, and periodic trainings;

- A clear policy should be put in place to inform workers of negative effects of alcohol or drug abuse as well as other harmful substances in addition to informing them of dangers of immunity deficiency diseases as well as other health risks;

- It is easy for workers to access medical facilities and personnel, and female medical

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staff (doctors and nurses) are recruited if possible to support female workers;

- Emergency health and firefighting plans have been set, as well as additional emergency plans for hurricanes, earthquakes, or floods, depending on the local context.

Workers’ residence security

It’s both important and essential to ensure security of workers’ residence and possessions, which requires the establishment of a carefully- designed security plan that includes adequate procedures for protection of workers from theft and assault.

Residential complex in Saint Gallen,Switzerland, 2002

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Important indicators - A security plan that includes clear standards

for protection of workers against theft and assault has been implemented;

- A security plan that includes clear policies around use of force has been carefully designed and implemented;

- Security guards have undergone a background check to ensure they had not engaged in any prior acts of criminality, persecution or abuse, noting that, when possible, it’s preferable to have security guards of both sexes;

- Security staff has a clear mandate and have received clear description of their roles and responsibilities, and especially their duty not to harass, intimidate, or discriminate against workers;

- Security guards have received sufficient training in dealing with local incidents and use of force;

- Security guards have a good understanding on how to respect workers and community rights.

Consultation and complaints mechanism

All residents must be aware of any rule that regulates their residence and the consequences of disrespecting these rules. Consultation between the residential location’s management and worker residents will contribute to the smooth and flexible management of the residential location and may include the formation of a complex or dorm committee in addition to traditional methods used to allow workers to file complaints related to their residence.

Important indicators - A consultation mechanism among workers

has been designed and implemented, noting that it is preferable to form a review committee comprising of elected workers’ representatives;

- Workers have been informed of and equipped with a complaint mechanism;

- Workers subject to disciplinary actions due to their behavior in the residential complex have the chance to a fair and transparent hearing, with the possibility of appealing decisions and resorting to an independent arbitration of conflicts in cooperation with relevant local authorities;

- An easy and simple mechanism for conflict resolution among workers or between workers and employees is put in place, in case a conflict escalades to a physical or psychological abuse.

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17Residential Complexes for Single Engineers and Workers

Residential complexes forsingle engineers and workers

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Residential compound-Amsterdam-1997

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18 Residential Complexes for Single Engineers and WorkersBuilding requirements

Introduction ..............................................................................................................................19

1.1 Building requirements .........................................................................................................20General site requirements ..................................................................................................................... 20 Design requirements for buildings in residential complexes ................................................................ 24

1.2 Engineering requirements ...................................................................................................28Operational requirements ..................................................................................................................... 28 Plumbing requirements ......................................................................................................................... 28Electrical requirements .......................................................................................................................... 30 Communications requirements ............................................................................................................. 30Air conditioning and ventilation requirements ...................................................................................... 30Design requirements for complex solid waste management ................................................................ 31Safety and firefighting requirements ..................................................................................................... 31

1.3 Procedures’ mechanism and plans to be submitted .............................................................33Phase 1: Preliminary application for permit ........................................................................................... 33 Phase 2: Submission of final plans ......................................................................................................... 34Phase 3: Issuing construction permit ..................................................................................................... 38 Forms to be enclosed ............................................................................................................................ 39

Chapter one: Residential complexes for single engineers and workers

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1.1Residential Complexes for Single Engineers and WorkersIntroduction

Introduction

A residential complex is a group of build-ings isolated from neighboring buildings and streets with a fence; it has a clear entry and exit and includes: - Residential buildings of which a fraction

is assigned for single workers (within shared bedrooms) and the other for single engineers (residential apartments);

- Buildings for public facilities and services needed by the community

- Multiple-use open spaces.The above buildings and spaces are designed according to set criteria.A residential building is classified as a complex in one of the below two cases:• If the total land area designated for residential

buildings is equal to 5,000 m2 or more;• If the total number of workers to be housed

is 1,000 workers or more.

Should the landlord want to build a residential complex with a total land area and workers number less than the above figures, it will be possible to do so after submitting a request to MODON for examination and receiving a preliminary approval before starting design works for the complex.

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1.1 Residential Complexes for Single Engineers and WorkersBuilding requirements

1.1 Building requirements

General site requirements

The residential complex is constituted of two main elements:• Built areas comprising of residential

buildings for workers and engineers and facilities, services, and management buildings;

• Open spaces.The ratio for these elements’ areas shall be set according to table1.

Built areasa. Residential buildings for single workers and engineersResidential buildings for single workers are constituted of a group of shared bedrooms, each of which is for two or four workers maximum, in addition to needed shared services. Single engineers’ accommodation is constituted of buildings with small residential apartments, each for one person with its own services.

b. Management and service buildingsThese buildings include a multiple-use room with a gym, a central kitchen with a dining hall and its annexes, the complex management (engineering section for maintenance, different storage rooms, management section, and control and security section), a mosque and its annex, a shopping mall, a bank, a currency exchange, and ATMs, a post office, a Laundromat, a cafeteria, and an internet café.

c. Facilities buildingsThese include facilities service buildings (elec-trical, health, air conditioning and ventilation, safety, firefighting, etc)

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1.1Building requirements

Residential Complexes for Single Engineers and Workers

Table 1

Distribution of elements in residential complexes

Elements Percentage of total site area

Built areas (residential management and services, and facilities buildings)

50 – 60%

Open spaces 40 – 50%

Open spacesOpen spaces include the below uses:• Streets, parking spaces, and bus stops;• Sport courts;• Open spaces and green areas.

Table 2 below presents the suggested design standards for open spaces’ uses, noting that these should represent 40 to 50% of the total area.

Table 2

Standards for open spaces within residential complexes

Use Standard (minimum)

Roads As per design, while ensuring that fire trucks reach all buildings in the complex

Parking spaces 0.25 parking per 100 m2 of built area for management, facilities, and services buildings. For residential buildings dedicated to engineers and families, please refer to relevant sections.

Bus stops 1 stop per 500 workers

Sport courts As per design after ensuring space for roads, parking lots, and bus stops

Green areas As per design after ensuring space for roads, parking lots, and bus stops

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Residential Complexes for Single Engineers and WorkersBuilding requirements

1.1

Residential complex with 600 units Amsterdam – The Netherlands importance of availabil-ity of green spaces and how to use them

Workers’ residential complex with 625 units Rotterdam – The Netherlands.Open spaces that have to be made available within the complex and how to use them to provide needed green spaces and courts

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Building requirementsResidential Complexes for Single Engineers and Workers 1.1

Setbacks in residential complexesResidential complexes’ setbacks must follow the specifications shown in figures 1, 2, and 3 below.• Figure 1 shows the front setback from main road for

any building in the complex by at least 12 meters, and 6 meters for side and back setbacks.

• Figure 2 shows that the minimum distance between two residential buildings is 12 meters in case front facades face each other (to allow for a fire truck to pass and provide sufficient space for firefighting, and 10 meters in case the truck comes from the other side of the building), and 6 meters in case the main façade of one building faces the side façade of the other.

• Figure 3 shows that the minimum distance between a residential building and any other non-residential building is 12 meters.

Land Plot Boundaries

Back Setback

Side Setback

Front Setback

Main Road

6 m

6 m

12 m

Figure 1: Front, side, and back setbacks plans in residential complex


Main Road

12 m 6 m

Figure 2: Distances between residential buildings

Manegement orServices

Residential Building


Main Road

Building

12 m

Figure 3: Distances between residential and non-residential buildings

Note: Spaces dedicated for or resulting from setbacks may be used for purposes listed under “open spaces” in following pages.

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1.1

Design requirements for buildings in residential complexesDesign requirements are split into two categories:• Residential buildings• Management and service buildings Detailed design requirements for residential buildingsFirst: Residential buildings for singles (workers)The residential floor is constituted of two parts:First part: Bedrooms: at least 4.80 m2/worker for sleeping space, knowing that bedrooms can be of two kind: the first with an area of 19.20 m2 (for four workers) and the second is of 9.60 m2 (for two workers), noting that the minimum width of the room is of 3 m, as shown in figures 5 and 6.

Second part: Shared services annexed to bedrooms that include the following uses:• Living room: of an average of 1m2/

worker (50% of workers), with a minimum dimension of 4 m;

• Kitchen: of an average of 1m2/worker (25% of workers), with a minimum area of 12 m2 and a minimum dimension of 3 m;

• Lavatories: of an average of 1 for 6 workers, with a minimum area of 2 m2 and a minimum width of 1 m, to which an area of 2 m2 is added as movement and sinks space at a rate of one sink per toilet, noting that the lavatory must not be in the direction of the Qiblah;

• Bathrooms: of an average of 1 for 6 workers, with a minimum area of 2 m2 and a minimum width of 1 meter, to which

an area of 1.5 m2 is added as movement space;

• Laundry room: of an average of 1 m2 for 4 workers;

• Storage and cleaning supplies room: of a minimum space of 12 m2per floor.

The first and second parts must be separated and totally isolated from each other without any shared walls and with a door to avoid noise or overlap between the two uses as shown in figure 4.

Shared services

Restrooms Detergents Storeroom Bathrooms Laundry

Distribution Room Stairs

Bedrooms

Livingarea Kitchen

Figure 4: Plan of relations among multiple uses of a floor in residential buildings for singles (workers)

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1.1

Figure 6: Bedroom (for 2 workers)Figure 5: Bedroom (for 4 workers)

3 m

2 m1 m

3.2

m

1.1

m1

m1

.1 m

1.4

m0

.9 m

0.9

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m

2 m

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m1

m1

.1 m

1 m

1.4

m0

.9 m

3 m

2 m1 m

3 m

0.9

m

Dubai Industrial City – Dubai, United Arab Emirates: layouts of workers’ bedrooms

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1.1

Design requirements for management and service buildingsManagement and service buildings include the following elements: multi-purpose room, closed room for gym, central kitchen with dining halls and its annexes, complex management, mosque and its annexes, shopping mall, post office and international call center, health office, pharmacy, cafeteria and

Second: Residential buildings for singles (engineers)The residential floor is constituted of the following:• Hallway and stairs • Residential apartments, each for one

person, with the following elements: living room, bedroom, kitchen, lavatory and bathroom. Table 3 below shows minimum area and dimensions per apartment, and figure 7 the plan of relations among various uses of one floor.

Residential flats

Staircase Distributionroom

Figure 7: Relations plan among multiple uses of a floor in residential buildings for singles (engineers)

Table 3

Minimum area and dimensions of apartment elements in residential buildings for singles (engineers)

Element Minimum area (m2)

Minimum width (m2)

Living room 18 3.5

Bedroom (one person) 12 3

Kitchen 8 2.5

Lavatories and bathroom 6 2

Minimum width of external passageways among apartments along the corridor

- 2

Minimum overall area of apartment (includ-ing movement space and walls)

504

internet café, and Laundromat. Commercial and other uses may not be on external roads surrounding the complex unless parking spaces for cars are available at an average of 6 parking spaces per 100 m2 of shops built area, noting that these parking spaces and entryways must be separate from the residential complex (to be provided within the boundaries of the land allocated for the complex). Table 4 shows the elements of these buildings and their standards.

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1.1

Table 4

Building standards in residential complexes

Elements Standard (minimum)

Multi-purpose room 1 m2/worker +20% for movement and annexed services (50% of workers)

Closed gym 1000/worker1,215 m2 (25m x 45m) divided to three sections

Central kitchen and dining hall with their annexes Total kitchen area must at least constitute 40% of the overall dining space area

Complex management (engineering section for maintenance, various storage spaces, management section, and control and security section)

100 m2 in total

Mosque and annexes 0.07 – 2.72 m2 per person praying

Shopping mall (including currency exchange and ATM) 0.25 – 1.5 m2/worker

Post office and international call center 0.03 – 0.1 m2/worker

Health center40 m2 (3 rooms of 12 m2 each, with health facilities)

Pharmacy 30 m2

Cafeteria and internet café To be made available as per need

Laundromat 60 m2 at least

Note:Standards mentioned in Table 4 represent the minimum area for each element inside the complex knowing that there are central services for the residential area in general in the industrial zone which includes a mosque, a small hospital, a civil defense center, a police station, etc.

Dam village residential complex for workers – Sudan, Khatib and Alami central kitchen, dining hall, and Laundromat

Laundry and central kitchen

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Residential Complexes for Single Engineers and WorkersEngineering requirements

1.2

1.2 Engineering requirements

• Pollution sources must be kept far from the tank and walls must be well isolated;

• Each tank must be equipped with a 60mx60cm opening and have an aluminum ladder fixed to its wall directly under the cover for tank maintenance and cleaning;

• The tank’s top level must be at least half a meter above its surrounding ground.

Upper water tanks• In case the tank is made of concrete, it must

be split into two chambers at least to allow cleaning each chamber without affecting the building’s water supply; in case it is made of fiberglass, there should be two;

• The upper tank must be completely isolated from external environment;

• The tank must be equipped with a 60mx60cm opening and have an aluminum ladder fixed to its wall directly under the cover for tank maintenance and cleaning if it is made of concrete;

• The tank must be designed and covered in a way that avoids its appearance on all external facades.

Septic tanks• Each residential building must have its own

independent septic tank. In the case of small buildings however, it is possible to have one septic tank for more than one building, provided that the volume of the tank is of 50 m2 at least and 100 m2 at most;

• The septic tank must be set within the property’s boundaries with a minimum setback of 2 meters from neighbors and the boundaries of the building it serves;

Operational requirements

• External thermal isolation for the building• All building facades (even if not overlooking

road) must be painted with good quality material such as profiling, rock, American strokes, or any other high quality finishing material.

• Paving the floor with ceramics, porcelain, marble, or cement tiles of good quality

Plumbing requirements

General requirementsIt is important to follow requirements of civil defense, Saudi codes, or accredited international standards such as the International Plumbing Code – IPC when preparing all documents, calculations, and plans for plumbing.

Utility water tanksWater tank size must be defined in such a way so as to provide a reserve sufficient for three days, with a minimum of one day for exceptional cases. • Daily water consumption standard is 150 liters

per worker Ground water tanks • The utility water tank must be central for the

residential complex;• Water and potable water tanks must be

separated from firefighting water tank with the need to respect civil defense regulations;

• The water tank must be split into two chambers at least to allow cleaning each chamber without affecting the building’s water supply;

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1.2

• The minimum net depth of the tank must be 3.5m and its top must be at least 1 m higher than the nearest street’s asphalt level;

• The septic tank must be of the solid impermeable type so as not to leak water into surrounding soil;

• I n case a sewage system is in place, coordination must be made with relevant authorities to define the exit.

Sewage water treatmentTreatmentSewage water treatment is a necessity for big residential complexes as per the general requirements of the Ministry of Water and Electricity for sewage water treatment plants in big complexes. The investor must commit to establishing a treatment plant in the below circumstances:d. In case the complex is not linked to the public

sewage network;e. If the complex’s water consumption exceeds

120 m2 per day.The investor must conduct a detailed study for the possibility of establishing and operating a treatment plant that must be in accordance with treatment plants permit laws. This study must include treatment methods and percentage of water treatment in terms of containing allowed components before disposal or reuse.ReuseMODON encourages the reuse of treated sewage water within the site or industrial city instead of transporting it or discharging it in natural environment. Reuse helps the investor in reducing costs while also reducing harm to the environment.The type of use of treated water must also be defined during the treatment plant study to provide adequate water quality suitable for each use. Using treated water for irrigation is

Savings possibilities • Savings in big water tanks on-site; • Savings in treated water transport to central tanks; • Replacing purchase and transport of water from other sources for irrigation with

on-site treated water; • Replacing purchase and transport of water from other sources for industrial purposes

with on-site treated water.

Recycling forindustrial use

Un-Restricted Irrigation use – on site & widerindustrial city

Restricted Irrigation use – on site & wider industrial city

Wastewater treated on site based on MEPGuidelines

Housing Compoundlabor 10,000More than 120m3/day discharge

Reuse of treated water within site and widerindustrial city

Industrial city in al Ahsa

the best use, noting that two water types can be produced depending on available irrigation areas: • Unrestricted green areas which include public

parks and green spaces that can be used by the public;

• Restricted green spaces which include green areas within public or private roads and parks not to be used by the public (beautification spaces). In order to produce a water quality suitable for irrigating these spaces, it is important to adhere to standards set by environment protection measures issued by the Presidency of Meteorology and Environment

Sustainable use of treated sewage water

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1.2

• A room must be equipped for the electrical power provider on the site’s extremity, near medium-tension lines. This special room must contain an electrical panel for medium-tension to distribute power to the site.

Communications requirements

A Closed Circuit TV (CCTV) network for surveillance cameras must be installed in place in suitable places around the complex’s boundaries for safety and security, knowing that this network needs to be linked to a control and surveillance room supervised by professionals.

Figure 8: Converged multi-service communication network

Air conditioning and ventilation requirementsRequirements of civil defense, Saudi codes and international codes such as ASHRAE (American Society of Heating, Refrigeration and Air-conditioning Engineers) must be applied along

Electrical requirements

• Electric service voltage in residential buildings is 400/230, three-phase, 60Hz (cycle/second);

• Lighting works calculations must be done according to international codes such as IES and CIBSE;

• Economic, energy-efficient lighting units must be used;

• Saudi codes and guidelines issued by the Ministry of Water and Electricity – Deputy Ministry for Electrical Affairs (guideline for modifying electricity installations in residential and commercial buildings) or international codes for electrical works, especially electricity distribution and installation. Materials used in electrical installations must be in adherence with adopted Saudi standards or acceptable international ones;

• When calculating cable sizes, consideration must be given to the fact that outside temperature is 50˚C;

• Cabling must include grounding cables of a special color laid in specific pipes;

• Percentage of cables inside pipes must not exceed 40%;

• Loads must be for each individual unit on the three faces so that the difference between any of them is inferior or equal to 1KW and that the circuit breaker’s capacity is adequate for the purpose it was designed for as well as the size of the used cable;

• Each unit must have a general circuit breaker mounted in a visible and accessible location to be used in emergencies, with a load adequate to its designed use;

• The Electricity Company’s responsibility ends at the electrometer and any error after that is of the responsibility of the subscriber;

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Residential Complexes for Single Engineers and WorkersEngineerng requirements

1.2

with those of the NFPA (National Fire Protection Association) system, related to public safety, when preparing all calculations and plans for air conditioning and ventilation.

Design requirements for complex solid waste management

General requirements • The Presidency of Meteorology and

Environment defines waste as being thrown or discarded material as per definitions contained in the guideline “general regulations for environment and bylaws”;

• Solid waste must be collected in dedicated waste containers;

• Waste storage containers need to be sufficient in number and size to take in the expected quantity of waste taking into account the frequency of collection processes. Size and number of these containers must be set in accordance with the expected produced waste estimated at 10L/person/day.

• Waste storage containers of a capacity of 1,000L at least with covers must be selected to reduce emanating odors and limit public health risks stemming from spread waste. These containers must be made from impermeable material that can resist erosion, especially due to long periods of sun exposure;

• Selected waste containers must match waste collection vehicles to facilitate emptying process;

• Waste collection and storage containers must be put in accessible locations for waste collection and transport vehicles. It is preferable that this location is as hidden as possible and at least 10m away from residential buildings;

• Wa s t e c o l l e c t i o n a n d s t o r a g e containers (1000L) must be emptied a u t o m a t i c a l l y b y re l e v a n t a n d adequate waste collection vehicles.

W a s t e s o r t i n g a n d r e c y c l i n g recommendationsWaste recycling must be facilitated by solid waste sorting at-source into wet material (organic waste, mostly food) and recyclable dry waste (such as plastic, metal, cardboard, paper, etc.). They should be stored separately in designated containers to facilitate the retrieval of recyclable material.

Safety and firefighting requirements

General requirements • Requirements of the civil defense, Saudi

codes, and international codes such as NFPA (National Fire Protection Association) as well as those of the guideline of industrial security and safety in industrial plants and services in industrial cities, must be taken into account when preparing all plans and calculations for firefighting and safety works;

• The minimum fire-resistance duration for the isolated section must be of 1 hour if the exit links three floors or less. Openings in the isolated section must be protected using fire doors for 1 hour and equipped with automatic closing devices;

• The minimum fire resistance duration for the isolated section must be of 2 hours if the exit links four floors or more. Openings in the isolated section must be protected using fire doors for 1.5 hours and equipped with automatic closing devices;

• All residential units must be equipped with smoke detectors;

32


1.2

• All skylights, hoist-ways, and fire stairways must be surrounded with fire-resistant structure for 2 hours with a minimum of 1 hour.

Fire exists and escape-stairs • All buildings must be equipped with fire

escape stairs as per the below requirements:1. A step must be 18 cm high at most and

28cm deep at least;2. The stair’s width must be 112cm at least;3. Escape-stair entryways must be equipped

with fire doors that open in the escape direction;

4. Doors must be equipped with automatic closing devices.

• Fire escapes must be equipped with dry or wet rising mains with 2.5-inch valve with an automatic joint for use by firemen;

• Two escape stairs must be provided if the distance between any given point and the escape stair is more than 30m;

• Fire escape stairs must be equipped with firefighting ventilators linked to a fire alarm

Design requirements for Dubai Industrial City, United Arab Emirates - modular plan for a workers’ residential complex showing site elements

network, so that they are automatically operated in case of fire in the building to avoid smoke spreading to these stairs, thus providing safe escape routes;

• Signs, arrows, and lights for emergency must be used to facilitate access to escape stairs;

• Fire escape stair must reach ground level and rooftop with adequate dimensions to allow for all individuals to escape from upper floors in case of fire;

• Sufficient fire exits with adequate measurements and without any obstacles must be provided;

• Breaker walls must be heat-resistant (fire-resistant) for a minimum of 1 hour

• Corridors must be equipped with adequate fire extinguishers and alarm.

33

Residential Complexes for Single Engineers and WorkersProcedures’ mechanism and plans to be submitted

1.3

1.3 Procedures’ mechanism and plans to be submitted

• Site plan • Architectural drawings • Site plan

Second stageFinal plans

First StagePreliminary submittal

Third stageConstruction

permits issuing

- Architectural drawings- Structural drawings - Electrical drawings - Mechanical and Air

conditioning drawings and reports

- Sanitary work drawings and reports

- Firefighting drawings and reports

Phase 1: Preliminary application for permit

• Submit preliminary engineering plans for buildings to be constructed in the industrial city’s residential zone to MODON – Industrial Cities Department

• The residential building’s master plan must be prepared by a qualified engineering company accredited by MODON clearly stating the name of the company, the industrial city, the consulting company and workers’ residences on the plans;

• A cadastral survey or a sketch of the land parcel (dimensions, area, plot number, north direction) from a surveyor office accredited by MODON or the Industrial Cities Department based on the allotment letter issued from MODON or the developer for private industrial cities;

• Presenting the below engineering plans according to the required scale (unless otherwise approved by MODON) as follows:

Master plan of the site The plan must clearly show the land’s location, surrounding roads and all buildings (top-view) and describe their uses, setbacks, distances between buildings, clarify north direction, draw all roads and courts, external wall, entries and exits, car parks, bus stops and any other element on-site, including those under ground-level using a scale of 500:1.

Architectural works plans • Architectural works plans must be presented

for all buildings:

34


1.3

• Horizontal projections of ground floor, higher floors, and the rooftop at a scale of 100:1;

• The building’s four architectural facades showing finishing material at a scale of 100:1;

• Vertical and horizontal longitudinal sections clarifying heights and levels at a scale of 100:1;

• A certified check in the name of Saudi Industrial Property Authority for 1 SAR/m2 at a minimum of 5,000 SAR;

• A letter of commitment from the design company towards plans and designs signed and sealed by the company who has worked on the designs (enclosed a copy) along with a copy of the company’s permit signed and sealed by the company’s owner;

• In case there aren’t any comments on the plan, the process then moves to phase two, whereas should there be any comments, changes must be made accordingly and approved.

Phase 2: Submission of final plans

Site’s master planThe plan must clearly show the land’s location, surrounding roads and all buildings (top-view) and describe their uses, setbacks, distances between buildings, clarify north direction, draw all roads and courts, external wall, entries and exits, car parks, bus stops and any other element on-site, including those under ground-level using a scale of 500:1.

Architectural works plansArchitectural works plans must be presented for all buildings: • Horizontal projections of ground floor, higher

floors, and the rooftop at a scale of 100:1; • The building’s four architectural facades

showing finishing material at a scale of 100:1;


• Enlarged architectural details, vertical and horizontal sectors, at a scale of 50:1 and 20:1;

• Wall details, at a scale of 50:1; • Finishing matrix – for external facades and

internal finishing for walls, ceilings, and floors;

• Doors and windows matrix.

Construction works plansConstruction works plans must be presented for all buildings: • Soil analysis study to be annexed to plans; • Axes; • Excavation works (showing excavation sides

protection system); • Foundations (bases, floor beams, and details

necessary for execution); • Pillars (dimensions and reinforcing iron); • Construction horizontal sectors for all ceilings

in the building showing main and secondary beams and ceilings’ reinforcing iron;

• Beams details with details of reinforcing iron distribution;

• Construction details for ground tanks and sewage tanks;

• Construction specifications of concrete and used reinforcing iron must be annexed to plans;

• Plans must show specifications of used isolation materials for protection of foundations and all soil-adjacent concrete surfaces;

• A commitment from the investor to provide new plans should there be any modification;

• Construction details with reinforcing for all elements to be built such as fences and electric poles cementation bases.

35


1.3

Plumbing documents and plansSite plumbing works documents and plans • A plan that clearly shows service locations on

the surrounding road and inspection rooms details in case they exist;

• A plan for utility water network on a scale of 500:1 or 1000:1 that includes location of central water tank, network of water coming in and out of the central tank to suggested upper tanks on buildings’ rooftops. The location of the pumping station from ground tank to upper tanks must be defined as well as the present of future link to the industrial city’s main network, in addition to the point of linking the internal water network to buildings;

• A rainwater drainage network to the building’s ground must be shown at a scale of 250:1 or 500:1 including the rainwater collection point while providing an auxiliary joint so that it is linked in the future with the industrial city’s main network when built;

• Sewage network plan at a scale of 500:1 or 1000:1 that includes location of septic tanks in case there is no sewage network that serves the industrial city. The path of the internal sewage network must also be defined including pipe route, and diameter, inspection rooms location and depth, and location of link between internal and external network (industrial city) whether current or suggested;

• Firefighting network plan at a scale of 500:1 or 1000:1 including the location of the firefighting water tank, and the internal firefighting network indicating its routes and diameters, inspection rooms’ locations and

depths, and fire hydrants locations. The plan must also include the linkage point between internal networks and the industrial city’s external network;

• Plans must include all needed refinery plants.

Building plumbing works documents and plans • Plumbing works calculations; • Terms and general notes; • Detailed plans of projections for all floors

for internal installations of sewage systems, rainwater drainage, ventilation pipes, cool, hot, and potable water supply with pipes diameters, valves, etc. at a scale of 100:1;

• Plans must include all needed water tanks, pumps, water heating units etc. to ensure having an adequate plumbing system according to adopted standards;

• Ground floor plans must include all linkages with the site’s general networks up to 2 meters from the building’s boundaries, with defining joints’ size and level;

• Detailed partial plans for bathrooms and kitchens at a scale of 50:1;

• A sketch of plumbing works networks including rising pipes;

• Plumbing works’ unit data matrixes; • Various needed details for plumbing works; • Plumbing works specifications.

36


1.3

satellite television system at a scale of 200:1; • Plans showing linkages among buildings for

surveillance cameras at a scale of 200:1; • Plans showing distribution of surveillance

cameras on-site; • Plans showing linkages among buildings for

low voltage works on-site at a scale of 200:1.

General comments for electrical works plansGround floor plans must include all linkages with the electricity network of the site until 2 meters of the building’s boundaries with the need to specify junction sizes.

Ventilation and air conditioning works documents and plans • Air conditioning and ventilation calculations; • General notes and terms; • General location plans for central cooling

network pipes at a scale of 200:1; • Plans for projections of all floors for air

conditioning and ventilation works at a scale of 100:1;

• Plans must include ventilation and air conditioning equipment and devices (indicating location of separate of central air conditioning unit for buildings in case they are available on architectural plans), air ducts and sizes, air conditioning pipes’ installations and sizes, fire hydrants, etc. to get an adequate air conditioning and ventilation system according to codes.

Ground floor plans must include all linkages with the location’s main network until 2 meters from the building’s boundaries, junctions’ sizes and levels must also be clarified. • Detailed partial plans for machinery rooms at

a scale of 50:1;

Electrical works plansGeneral plans • Various details of electrical works; • Illustration of all buildings for electricity

supply works; • Illustration of all buildings for fire detection

system works; • Illustration of all buildings for satellite

television system works; • I l lustration showing distribution of

surveillance cameras on-site; • Illustration of electricity installations clearly

indicating all distribution boards, both main and secondary, showing their details and emergency loads, as well as all the building’s main cables stating their sizes and their link to the electricity source;

• Lighting units specifications matrix; • Electricity distribution boards matrix; • Electrical works and relevant units’

specifications.

Lighting plans • Plans indicating the general location and

external walls’ lighting at a scale of 200:1.

Electric power plans • Plans indicating electricity supply for the

site as well as links among buildings for the electricity supply network at a scale of 200:1;

• Site plans showing linkages among buildings for grounding system at a scale of 200:1;

• Site plans showing linkages among buildings for lightening-protection system at a scale of 200:1.

Low voltage plans • Plans showing linkages among buildings for

fire detection system at a scale of 200:1; • Plans showing linkages among buildings for

Note:General notes for elec-tric works plansGround floor plans include all joints to the electricity provider network of the site up to 2 meters from the building’s boundaries and joints’ sizes must be defined.

37


1.3

• Detailed plan for central general services buildings with vertical sections at a scale of 50:1;

• Sketch of rising air conditioning pipes; • Sketch of rising ventilation ducts; • Ventilation and air conditioning equipment

data tables; • Various details needed for air conditioning

and ventilation works; • Air conditioning and ventilation works

specifications.

Firefighting works documents and plansFirefighting works documents and plans for the site • Calculations of firefighting works, including

hydraulic calculations; • General notes and terms; • Horizontal plan at a scale of 1000:1; • The plan must include firefighting pipes

location, as well as that of fire hydrants, and clarify their link to firefighting tank;

• Layouts at a scale of 1000:1 horizontal and 100:1 vertical;

• Various details needed for firefighting works; • Firefighting works specifications.

Firefighting works documents and plans for buildings • Calculations of firefighting works, including

hydraulic calculations; • General notes and terms; • Plans for projections of all floors for

firefighting works at a scale of 100:1;

Plans must include firefighting hoses cabins and their installations, 2.5 inch valves with an

automatic junction to be used by firefighters, vertical dry or wet rising mains, water sprinklers network, automatic firefighting systems, hand-held fire extinguishers, etc. to get an adequate firefighting system according to adopted standards.

Ground floor plans must include link with the location’s general network up to 2 meters from the building’s boundaries, with the need to clarify size and level of junction and water pressure. • Detailed plan of central general services

building including firefighting water tanks indicating full stored auxiliary capacity for firefighting, pumps, links, etc, at a scale of 50:1;

• Sketch of firefighting works that includes rising pipes;

• Firefighting unit data tables; • Various details needed for firefighting works; • Firefighting works specifications.

38


1.3

Data needed for plans title • Building name in English and Arabic as per

industrial permit; • Land plot number and industrial city in which

the workers’ residence is planned according to MODON’s numbering system;

• Type of plans (architectural, construction, etc.) in Arabic and English;

• List of contents in Arabic and English; • Plan number; • Scale used; • Name of design consulting company • Firm’s seal for adoption of plan • When final plans of complex buildings

are submitted, the design firm must write the following phrase on plans: “plans are presented for the building under the full responsibility of the design firm without any liability whatsoever on MODON”, signed and sealed by the firm

The title frame must be of 10x14 cm and be fully visible when the plan is folded into an A4 size

A complete sealed version of the above plans must be submitted to the authority of the industrial city in which the workers’ residence will be built, along with a list of plan titles and number, divided as above to be saved in the city’s files.

Phase 3: Issuing construction permit

• Submit contract from an engineering consulting company qualified and accredited by MODON for building construction supervision;

• Submit contract signed with contractor before the permit is issued;

• Receive construction permit.

NoteIn case of extension, the relation between the building and the projected extension must be clarified taking into account all aspects: architectural, plumbing, construction, industrial safety, electrical, services, etc. with the plans being submitted as previously indicated in this guideline.

39


1.3

Forms to be enclosed

Commitment of the design firm toward plansand designs for residential complexes in industrial cities

Date:..........H equivalent to:....................... ADWe, the company:..............................., with permit number....................... Assigned by the owner/investor to prepare engineering designs and plans for residential complex for the factory of ...................on land plot number ..................., phase.................., city..................................with an area of:......................, licensed by virtue of license decision number:...................., dated:................Commit and pledge that the residential complex designs are in accordance with all conditions and requirements as follows: - Submitted design works are in accordance with Saudi specifications and generally accepted technical standards; - Designs of the residential complex are in accordance with conditions and requirements of residential complexes in

industrial cities for all submitted designs (architectural, construction, plumbing works, electric, industrial safety, and mechanical works) and for all preliminary and final plans for all complex buildings, and with the requirements and conditions of civil defense for industrial safety designs, and the list of environment requirements issued by the Presidency of Meteorology and Environment;

- In case of any difference between submitted designs and requirements and conditions of residential complexes in industrial cities, MODON’s written approval shall be sought.

- The consultant bears responsibility for any damages due to any errors in the designs of submitted plans and technical requirements, and MODON’s approval of these designs doesn’t not exempt the consultant from full responsibility for design validity and guarantee for 10 years starting from the date of execution completion on site.

Upon submission of final plans for factories’ residential complexes, the below phrase must be written on plans:

• “Plans submitted for the residential complex are under the full responsibility of the design company without any liability whatsoever on MODON” signed and sealed by the firm.

God bless,,,,,,,

Seal Company name:..........................................License number:..........................................Name of manager in charge:..........................................Signature:..........................................Date:..........................................

40


1.3

Permit number:.....................Date of issue::.....................

Construction permit for workers’ residenceIn………………………. industrial city

New land Internal expansion Additional landComplex name:...........Investor/owner name:....................................P.O box:.................city:.............................Zip code:.............................Email:........................... Phone:..................................Fax:.........................

Land information:Land number:.......................................... Length:......................................( m)Width:.....................................( m)Area:....................................( m2)

Plans and supervision:Execution is carried out according to plans accredited by MODON by virtue of letter number......................dated............................under supervision of consulting company..............................................Address:........................................................................P.O box:............................. city:................................ zip code:..............................Phone:.......................... ................................. fax:......................................

The license is valid for 1 year from its issuance date and MODON must be referred to for renewal of the license upon its expirationـــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــ

Official seal ....................................................... Industrial city management........................

41


1.3

Plan showing the location of the land on which construction is permitted

Authorization and construction conditions1. The permit holder commits not to commit any infringement to regulations and any harm to industrial city facilities.

In case of violation, bylaws for fines and penalties for infraction and water and sewage facilities issued by virtue of a decision from MODON’s Board of Director numbers 28 and 29 dated 9/7/1425H based on ministerial decision number 225 dates 16/11/1405H;

2. This license is considered annulled should the tenant not start construction works within six months from issuance date;3. Erecting a temporary wall (to be removed upon works end) around the site and taking all precautions to avoid any

potential harm;4. Complete an accurate commitment to plans for construction pre-approved by MODON; 5. Hang a copy of the contract on-site in a visible location on an ongoing basis;6. Put a sign at a visible location outside the temporary fence stating the project’s name, contractor, consultant, and

their addresses;7. Remove all rubble and construction waste from the site and neighboring areas and transport them to allowed places

outside the industrial city;8. The consulting company supervising the construction of the residential complex must commit to match accredited plans

with works carried out and submit monthly reports to MODON clearly stating commitment to plans or any deviations happening during construction.

Permit holder or deputy:Name:......................................Title:.................................Signature:.........................................ـــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــPermit issuer:Name 1......................................................................... Name 2: ......................................................................Signature:......................................................................... Signature:.........................................................................

43

43Residential Buildings

Residential buildings

2

The Netherlands

44

44 Residential BuildingsConstruction requirements

2.1 Construction requirements ..................................................................................................45General site requirements ..................................................................................................................... 45 Design requirements for residential buildings....................................................................................... 48



Chapter two: Residential buildings

45

Residential BuildingsConstruction requirements

2.1

2.1 Construction requirements

General site requirements 1. Upon implementation, plans accredited by

MODON and all conditions and specifications must be respected;

2. Construction works must only start upon receipt of needed construction licenses (construction permit) from the city’s management;

3. An amount of money must be paid to MODON for review and accreditation of residential building plans at a rate of 1SAR/meter, with a minimum of 5,000 SAR by virtue of a certified check in the name of Saudi Industrial Property Authority;

4. All plans (architectural, construction, electrical, ventilation and air conditioning, and safety) for residential buildings must be submitted as per requirements explained hereinafter in the present guideline;

5. The residential building’s master plan and detailed plans must be submitted as per requirements explained hereinafter in the present guideline;

6. Conditions for preparing residential building plans explained hereinafter must be respected;

7. All constructed buildings must have a good general appearance and a unified and homogeneous style;

8. It is not allowed to use wood buildings or tents within the residential area;

9. Allowed height in the residential area (1 ground floor and 3 higher floors) must be respected;

10. Construction is only allowed on a certain portion of the land’s area provided it does not exceed 50%, noting that setbacks are counted among unexploited areas;

11. Minimum side and neighbor setback is 3 meters in residential areas in industrial cities (please refer to Figure 9);

12. Minimum front setback from the road’s side is at least a fifth of the road’s width (minimum of 5 meters);

13. All buildings must have a main entrance and fire exits;

14. The building must have average-size rooms, bathrooms, and kitchens;

15. Lavatories and bathrooms must be separated from kitchens;

16. Sewage requirements must be provided and all buildings must be equipped with water and firefighting means;

17. Ventilation and air conditioning requirements must be provided for buildings;

18. Power supply cables and plumbing pipes must not be visible on any façade;

19. Civil defense requirements for buildings’ safety and security must be observed;

20. Residential buildings plans and designs must be prepared by a qualified engineering firm accredited by MODON.

Road

Land Plot

Allowed Building

BondariesBuilding Setback

Bondaries

Boundaries 3 m

3 m3 m

Ro

adW

idth

of

5 m

Figure 9: Setbacks plan in residential buildings

46

Residential BuildingsConstruction requirements2.1

Multi-use residential complex in London, United Kingdom – T-shape buildings

Multiple uses residential complex in Vienna, Austria – Linear-shaped buildings

Multiple use residential complex in Vienna, Austria - Transforming openings and widows into a design element

47


2.1

Workers’ residential complex in Rotterdam, the Netherlands – L-shape buildings

Workers’ residential complex in Madrid, Spain – U-pattern buildings

48


Design requirements for residential buildings

Detailed design requirements

First: Residential buildings for singles (workers)

Ground floor (shared spaces) • Entrance: Area of a least 12 m2 and minimum

dimension of 3 m. • Two rooms near the entrance for

management (supervisor) and surveillance: combined total area of 25 m2 at least and minimum side of 3m;

• Multi-use room: minimum area of 60m2, at a rate of 1m2/worker and assuming service of 50% of total workers;

• Dining hall: at average rate of 1m2/worker in addition to 30% of the total area for movement;

• Lavatories annexed to the dining room: at an average of 1 lavatory/10 workers;

• Kitchen: at an area equivalent to 1/3 of the dining room and of a minimum of 30m2;

• Food storage and deep-freeze room (near the kitchen): minimum of 15 m2;

• Storage and cleaning supplies rooms: at a minimum of 12 m2.

• It is preferable that dining hall and multi-use rooms are near each other so that they are used combined for certain activities and purposes requiring bigger space by replacing separating walls with mobile partitions as indicated in figure 10. Multi-use residential

complex in Tokyo, Japan – Internal views of engineers’ residential rooms

Administration and control

Entrance Staircase

Dining Room- Hall

Kitchen

Detergents Storeroom

Sinks

Storeroom

Figure 10: Plan for relations in singles (workers) residential buildings’ ground floor

Upper floors (workers’ bedrooms)Each floor must be constituted of two sections as follows:Section 1: Bedrooms: minimum area of 4.80m/worker, noting that bedrooms can be of two types: first of a total area of 19.20m2 (for 4 workers); and second of a total area of 9.60 m2 (for 2 workers), noting that the minimum width is 3 meters as shown in figures 11 and 13.

49


2.1

Figure 12: Bedroom for 2 workersFigure 11: Bedroom for 4 workers

Dubai Industrial City, in Dubai, United Arab Emirates Workers’ bedrooms shapes

3 m

2 m1 m

3.2

m

1.1

m1

m1

.1 m

1.4

m0

.9 m

0.9

m

3.2

m

2 m

1.1

m1

m1

.1 m

1 m

1.4

m0

.9 m

3 m

2 m1 m

3 m

0.9

m

50


Section 2: Shared services annexed to bedrooms, they include the following uses: • Lavatories: of an average of 1 for 6 workers,

with a minimum area of 2 m2 and a minimum width of 1 m, to which an area of 2 m2 is added as movement and sinks space at a rate of one sink per toilet, noting that the lavatory must not be in the direction of the Qiblah;

• Bathrooms: of an average of 1 for 6 workers, with a minimum area of 2 m2 with a minimum width of 1 meter, to which an area of 1.5 m2 for each bathroom as movement space;

• Laundry room: of an average of 1 m2 per 4 workers;

• Storage and cleaning supplies room: of a minimum space of 12 m2 per floor.

The first and second parts must be separated and totally isolated without any common walls between them and with a door to avoid noise or overlap of the two uses as shown in figure 13.

Workers’ residential building Madrid, Spain Use of mobile walls to give workers some privacy

Shared services

Restrooms Detergents Storeroom

BathroomsLaundry

Distribution room Staircase

Bedrooms

Figure 13: Relations plan among uses of higher floors for singles’ residential buildings (workers)

Second: Residential buildings for singles (engineers)

Ground floorThe ground floor is constituted of two sections: • First section – shared space: entrance,

management and control rooms, stairs; • Second section – private space: residential

apartments, noting that both sections are separated and overlap of both uses is avoided through the distribution hall as explained in figure 14.

First part: Shared space

Distribution hall

EntranceStaircase Administration

and control room

Residential flats

Second part: Private space

Figure 14: Relations plan between uses of single engineers’ residential buildings’ ground floor and be-tween uses of ground floor uses for families’ residential buildings

Note:The first section must be separated from the second one and completed isolated, without having any shared walls and with the use of a door between them to avoid noise or overlap of uses.

Note:In higher floors, uses must be the same in the vertically subsequent floors.

Note:Lavatories must not be in the direction of Qiblah

51


2.1

Upper floorThe upper floor is constituted of residential apartments, hallway, and stairs.Below are the requirements for higher floors’ uses: • Entrance: Area of a least 12 m2 and minimum

side of 3 m; • Two rooms near the entrance for

management (supervisor) and surveillance:

Table 5

Minimum area and dimensions of apartment elements in residential buildings for singles (engineers)

Element Minimum area (m2) Minimum width (m)

Living room 18 3.5

Bedroom (one person) 12 3

Kitchen 8 2.5

Lavatory and bathroom 6 2

Minimum width of external passageways among apartments (fifth of corridor length) - 2

Minimum overall area of apartment (including movement space and walls) 50 4

Third: Residential buildings for families

Ground floorThe ground floor is constituted of two sections: • First section – shared space: entrance,

management and surve i l lance rooms, stairs;

• Second section – private space: residential ap artments;

• Both sections are separated and overlap of both uses is avoided through the hallway as explained in figure 14.

combined total area of 25 m2 at least and minimum side of 3m;

• Residential apartment (for one person) with the following elements: living room, bedroom, kitchen, bathroom and lavatory. Table 5 indicates minimum area and dimensions for each residential apartment.

Upper floor • The upper floor is constituted of residential

apartments, distribution hall, and stairs.Below are the requirements for higher floors’ uses: - Entrance: Area of at least 12 m2 and

minimum side of 3 m; - Two rooms near the entrance for

management: combined total area of 25 m2at least and minimum side of 3m;

- Minimum area and dimensions of residential apartment’s elements are as shown in table 6.

52


Table 6

Detailed area of apartments in residential buildings for families (m2)

BigMedium 2Medium 1SmallApartment type

7-85-63-42Occupancy rate (number of people/apartment)

4321BedroomMinimum number of rooms

1111Living room

5432Total

Minimum area for required space (m2)

20202020Main bedroom1

161616-Second bedroom2

1616--Third bedroom3

16---Fourth bedroom4

68523620Total area (1-4)5

32282420Living room6

100805640Total of bedroom space and living room (5+6)7

1816129Kitchen8

4.54.54.54.5Bathroom 19

4.5---Bathroom 210

222-Lavatory11

7.5664.5Storage room12

36.528.524.518Total area (8+9+10+11+12)13

1815129Movement space14

154.5123.592.567Total internal area per apartment15

151296External area (balcony) per apartment16

169.5135.5101.573Minimum area per apartment (15+16)17

53


2.1

Internal design requirements • All residential unit’s elements must be

arranged in such a way that they all operate well and independently without any overlap among sections;

• Rooms must not be used as passageways to other rooms or sections or to light or ventilate other rooms in the apartment.

Entrances • Main entrances must not be put in the back

side of buildings on one road but rather in the front or on the side setback, of a minimum of 3 m. Exempt are buildings that are on two roads, one front and one back provided that vertical parking spaces are provided along the entrance façade;

• Entrance area is minimum of 30 m2; • The building’s main entrance must not be

under stairs but rather independent; • The entrance’s width must be of 3m

minimum; • Passageways’ width must be according to

safety and security guideline.

2.4 m

2.4

m

1.1 m

Figure 15: Stairs’ design requirements Figure 16: Height and level requirements

3.5

-3

m

Level of Road1 m

Note:Lavatories must not be in the direction of Qiblah

Stairs • The staircase’s minimum width must be 2.4m

so that the stair’s width is 1.1 m at least with the stair’s wealth must be at least 1.5 times the stair’s width.

• One echelon’s height must be 16cm at most and 28cm deep at least.

• The stair can have a maximum of 14 echelons in one direction. Please refer to figure 15.

Floor height • The residential floor’s height must be

comprised between 3 and 3.5m; • The staircase’s height must not exceed 2.5m

above the building’s rooftop slab level; • The maximum height of the residential

ground floor’s ground above the road level is 1m. Please refer to figure 16.

Annexes • It is forbidden to build any ground or upper-

level annexes in residential buildings. •

Skylights • Table 7 indicates minimum area and width of

skylights in residential buildings.

54


Doors • Residential unit’s door must have a minimum

width of 100 cm; • Doors of bedrooms, living room, and kitchen

must have a minimum width of 90 cm; • Door of lavatory must have a minimum width

of 70 cm; • All internal doors must have a minimum height

of 190 cm. Windows • All elements in residential units must be

naturally lit and ventilated; • Window areas must be in line with areas of

spaces they serve, so that they represent at least 10% of the floor space, and the window’s mobile section (that can be opened) has a minimum area of 50% of its own;

Common residential building Zurich – Switzerland Importance of lighting all spaces

Table 7

Minimum area and width of skylights in residential buildings

Type Area (m2) Length (m) Width (m)

Kitchen’s skylight 4 2 2

Bedroom skylight 6 Minimum side of 2m

Lavatory and bathroom skylight 3 2 1.5

Shared uses skylight Area of biggest use

• Widow areas in lavatories and bathrooms and kitchens must be at least 10% of the kitchen or lavatory’s floor, and the window’s mobile section (that can be opened) has a minimum area of 50% of its own for ventilation, in addition to using mechanical ventilation devices (exhaust fans).

Garbage chuteIt is recommended to make an opening of 0.5m x 0.5m in a given wall to throw garbage through a dedicated chute near the staircase in upper floors so that all garbage is then collected on the ground floor in a waste container in an outer space iso-lated from other uses on the floor.

55


2.1

Workers’ residential building Madrid – Spain Treatment of upper tanks and using them as a building element

56


External design requirements

Facades • The facades’ design must be in line with the

surrounding environment; • The use of sunray-reflecting surfaces on

facades is forbidden; • All electrical, mechanical, and plumbing

works must be hidden on all facades; • Air conditioning units must not be visible on

the façade overlooking roads; • In designing openings, neighbor privacy

must be respected; • Upper tanks must be kept hidden and

treated in accordance with the façade; • Façade and rooftop colors: light colors

(closer to white) must be used for external facades and rooftops as these absorb less heat in hot environments. Light-color materials are also “high heat-reflectance materials” that can be measured using the SRI (Solar Reflectance Index). To find

Workers’ residential complex Montreal – CanadaOpenings shading

the SRI of all external materials, please refer to the database of Laurence Berkley National Laboratory in the United States.

Shading • All windows and glass facing south,

southeast, or southwest must have external shading devices to limit direct sun exposure and heat absorption. It is preferable to equip windows and glass facing east and west with adequate shading systems;

• Shading system design must take into consideration study of solar route and glass orientation within this path so that it is effective most hours of the day while still allowing light to come in. Please refer to Chapter Four: Shading systems

Walls • Side wall must have a maximum height

that reaches the ground floor’s ceiling slab.

57


2.1

Residential complex Madrid – Spain L-shaped buildings

Sidewalks • The entire side on the road must be paved

with a minimum width of 1 m to be allocated for parking spaces

Corner sight triangle • The corner sight triangle must be made

with a minimum of 3x3m on all road corners, except paths of 5 m or less.

Car parking • One parking space must be provided per

residential unit in residential buildings for single engineers and families, noting that the minimum parking space area is of 16m2

and its minimum width is of 2.7m; • Bus stops must be provided for workers near

their residential buildings with sufficient area and dimensions.

58


Note:Tanks’ dimensions are not mandatory and are only used to show the location and its setback from neighboring tanks and the building.

Note:Septic and ground water tanks must not be put side-to-side (in the same piece or neighboring pieces)

Locations of groundwater tanks, septic tanks, and garbage collection space

The below controls must be implemented for groundwater, septic tanks and garbage collection space according to the land, building, and road boundaries as per the below cases: • Case 1: In current and new industrial cities

(with roads without building), location and setbacks of uses must be respected according to figure 17;

Allowed Building

Boundaries


Location of Ground

Water Septic Tank

Land PlotBoundaries

Main Road

Location ofGround

Water Tank

3 m 3 m

2 m

5 m

2 m

2 m 2 m

Figure 17: Location of groundwater and septic tanks (case 1)

59


2.1

Set

bac

k

Allowed Building

Bondaries

Green Area

Tank Cover Tank Cover

Land Plot Boundaries Please Refer to

Enlarged Detail

Care Parking Space

Location of GroundWater Tank

Main Road

5 m

Fro

nt

3 m3 m

Figure 18: Reference plan for location of ground water, septic tanks and garbage collection space (case 2)

Main Road

Alley

Land Plot BoundariesGreen Space

Septic Tank

GarbageCollection

Space

Care Parking

Space

SepticTank

Location

Cover

Care Parking

Space

Figure 19: Enlarged detail of figure 18

• Case 2: In new industrial cities (totally free of any development), location and setbacks are respected for uses defined in the reference plan in figure 18

60

Residential BuildingsEngineering requirements2.2


Operational requirements

• External thermal isolation for the building • All building facades (even if not overlooking



Plumbing requirementsGeneral requirementsIt is important to follow requirements of civil defense, Saudi codes, or accredited international standards such as the International Plumbing Code – IPC when preparing all documents, calculations, and plans for plumbing. •

Utility water tanksWater tank size must be defined in such a way so as to provide a reserve sufficient for three days, with a minimum of one day for exceptional cases. Daily water consumption standard is 150 liters per worker

Ground water tanks • Water and potable water tanks must be

separated from firefighting water tank with the need to respect civil defense regulations;

• The water tank must be split into two chambers at least to allow cleaning each chamber without affecting the building’s water supply;

• Pollution sources must be kept far from the

tank and walls must be well isolated; • Each tank must be equipped with a

60mx60cm opening and have an aluminum ladder fixed to its wall directly under the cover for tank maintenance and cleaning;


Upper water tanks • In case the tank is made of concrete, it must





Septic tanks • The septic tank must be set within the

property’s boundaries with a minimum setback of 2 meters from neighbors and the boundaries of the building it serves;


• Septic tank dimensions must be defined in accordance with the size of the villa, provided

61

Residential Buildings 2.2Engineering requirements

that the volume of the tank is of 50 m2 at least; • The septic tank must be of the solid

impermeable type so as not to leak water into surrounding soil;

• In case a sewage system is in place, coordination must be made with relevant authorities to define the exit.

Electrical requirements • Electric service voltage in residential buildings

is 400/230, three-phase, 60Hz (cycle/second); • Maximum voltage drop must be of 5%; • Lighting works calculations must be done

according to international codes such as IES and CIBSE;


• Saudi codes and guidelines issued by the Ministry of Water and Electricity – Deputy Ministry for Electrical Affairs (guideline for modifying electricity installations in residential and commercial buildings) or international codes for electrical works, especially electricity distribution and installation. Materials used in electrical installations must be in adherence with adopted Saudi standards or acceptable international ones;




• The building must be split into units each fed through a secondary distribution board with a capacity defined by the circuit breakers’ capacity based on unit loads;

• Loads must be for each individual unit on the

three faces so that the difference between any of them is inferior or equal to 1KW and that the circuit breaker’s capacity is adequate for the purpose it was designed for as well as the size of the used cable;



Air conditioning and ventilation requirementsRequirements of civil defense, Saudi codes and international codes such as ASHRAE (American Society of Heating, Refrigeration and Air-conditioning Engineers) must be applied along with those of the NFPA (National Fire Protection Association) system, related to public safety, when preparing all calculations and plans for air conditioning and ventilation.

Design requirements for complex solid waste managementGeneral requirements • The Presidency of Meteorology and

Environment defines waste as being thrown or discarded material as per definitions contained in the guideline “general regulations for environment and bylaws”;

• Solid waste must be collected in dedicated waste containers;

• Waste storage containers need to be sufficient in number and size to take in the expected quantity of waste taking into account the frequency of collection processes. Size and number of these

62

Residential BuildingsEngineering requirements2.2

containers must be set in accordance with the expected produced waste estimated at 20L/person/day.

• Waste storage containers of a capacity of 1,000L at least with covers must be selected to reduce emanating odors and limit public health risks stemming from spread waste. These containers must be made from impermeable material that can resist erosion, especially due to long periods of sun exposure;

• Selected waste containers must match waste collection vehicles to facilitate emptying process;

• Waste collection and storage containers must be put in accessible locations for waste collection and transport vehicles. It is preferable that this location is as hidden as possible;

• Waste collection and storage containers (1,000L) must be emptied automatically by relevant and adequate waste collection vehicles.

Waste sorting and recycling recommendationsWaste recycling must be facilitated by solid waste sorting at-source into wet material (organic waste, mostly food) and recyclable dry waste (such as plastic, metal, cardboard, paper, etc.). They should be stored separately in designated containers to facilitate the retrieval of recyclable material.

Safety and firefighting requirements General requirements • Requirements of the civil defense, Saudi

codes, and international codes such as NFPA (National Fire Protection Association) must be taken into account when preparing all plans and calculations for firefighting and safety works;

• The minimum fire-resistance duration for the isolated section must be of 1 hour if the exit links three floors or less. Openings in the isolated section must be protected using fire doors for 1 hour and equipped with automatic closing devices;

• The minimum fire resistance duration for the isolated section must be of 2 hours if the exit links four floors or more. Openings in the isolated section must be protected using fire doors for 1.5 hours and equipped with automatic closing devices;

• All skylights, hoist-ways, and fire stairways must be surrounded with fire-resistant structure for 2 hours with a minimum of 1 hour. All residential units must be equipped with smoke detectors.

63

Residential Buildings 2.2Engineering requirements

Fire exits and escape-stairs • All buildings must be equipped with main

entrance and emergency exit • All buildings must be equipped with fire

escape stairs as per the below requirements: • A step must be 18 cm high at most and 28cm

deep at least; • The stair’s width must be 112cm at least; • Escape-stair entryways must be equipped

with fire doors that open in the escape direction;

• Doors must be equipped with automatic closing devices.

• Two escape stairs must be provided if the distance between any given point and the escape stair is more than 30m;

• Fire escape stairs must be equipped with firefighting ventilators linked to a fire alarm network, so that they are automatically operated in case of fire in the building to avoid smoke spreading to these stairs, thus providing safe escape routes;

• Fire escapes must be equipped with dry or wet rising mains with 2.5-inch valve with an automatic joint for use by firemen;

• Signs, arrows, and lights for emergency must be used to facilitate access to escape stairs;

• Fire escape stair must reach ground level and rooftop;

• Windows must be of adequate dimensions to allow for all individuals to escape from upper floors in case of fire;

• Sufficient fire exits with adequate measurements and without any obstacles must be provided;

• Breaker walls must be heat-resistant (fire-resistant) for a minimum of 1 hour

• Corridors must be equipped with adequate fire extinguishers and alarm.

Firefighting water tanks • Firefighting water tank must be separated

from utility and potable water tanks taking into account civil defense laws;

• Needed complete auxiliary capacity for firefighting must be available in the tank at all times.

64

Residential BuildingsProcedures’ mechanism and plans to be submitted2.3


• Site plan • Architectural drawings




permits issuing

- Site plan - Architectural drawings- Structural drawings - Electrical drawings - Mechanical and Air

conditioning drawings and reports

- Sanitary work drawings and reports

- Firefighting drawings and reports

Phase 1: Preliminary application for permit • Submit preliminary engineering plans for

buildings to be constructed in the industrial city’s residential zone to MODON – Industrial Cities Department

• The residential building’s master plan must be prepared by a qualified engineering company accredited by MODON clearly stating the name of the company, the industrial city, the consulting company and workers’ residences on the plans;

• A cadastral survey or a sketch of the plot of land (dimensions, area, plot number, north direction) from a surveyor office accredited by MODON or the Industrial Cities Department based on the allotment letter issued from MODON or the developer for private industrial cities;


Master plan of the site • The plan must clearly show the land’s

location, residential building (top-view), wall, setbacks, and north direction using a scale of 250:1 or 500:1.

Architectural works plans • Architectural works plans must be presented

for all buildings: • Horizontal projections of ground floor

(showing ground water and septic tanks according to above-mentioned conditions), upper floors and rooftop at a scale of 100:1;


• •

65

Residential Buildings 2.3Procedures’ mechanism and plans to be submitted





Phase 2: Submission of final plans • Complete final engineering plans must be

submitted as per the required scale (unless otherwise allowed by MODON) as follows:

Site’s master plan • The plan must clearly show the land’s location,

surrounding roads and villa (top-view) with the external annex, fence, setbacks, and north direction using a scale of 250:1 or 500:1.

Architectural works plansArchitectural works plans must be presented for all buildings: • Horizontal projections of ground floor

(showing ground water and septic tanks according to above-mentioned conditions), upper floors and rooftop at a scale of 100:1;




• Wall details, at a scale of 50:1; • Finishing matrix – for external facades and

internal finishing for walls, ceilings, and floors; • Doors and windows matrix

Construction works plansConstruction works plans must be presented for all buildings: • Soil analysis study to be annexed to plans; • Axes; • Excavation works (showing excavation sides

protection system); • Foundations (bases, floor beams, and details

necessary for execution); • Pillars (dimensions and reinforcing iron); • Construction horizontal sectors for all ceilings

in the building showing main and secondary beams and ceilings’ reinforcing iron;







66


Plumbing documents and plansSite plumbing works documents and plans • A plan that clearly shows service locations on

the surrounding road and inspection rooms details in case they exist;

• A plan for utility water network on a scale of 250:1 or 500:1 that includes water tanks, while providing a filling joint via a tank truck and an auxiliary joint to be used in the future as a link to the industrial city’s main network when built;

• A rainwater drainage network to the building’s ground must be shown at a scale of 250:1 or 500:1 including the rainwater collection point while providing an auxiliary joint to be used in the future as a link to the industrial city’s main network when built;

• Sewage network plan at a scale of 250:1 or 500:1 that includes location of septic tank point while providing an auxiliary joint to be used in the future as a link to the industrial city’s main network when built;

• Plans must include all needed water tanks, pipes, water heating units, etc. to ensure a plumbing works system that is in accordance with adopted standards.



• Ground floor plans must include all linkages with the site’s general networks up to 2 meters from the building’s boundaries, with

defining joints’ size and level; • Detailed partial plans for bathrooms and

kitchens at a scale of 50:1; • A sketch of plumbing works networks

including rising pipes; • Plumbing works’ unit data matrices; • Various details needed for plumbing works; • Plumbing works specifications.

Electrical works plansGeneral plans • Various details of electrical works; • Illustration of all floors’ projections for

electricity supply works; • Illustration of all floors’ projections for fire

detection system works • Illustration of all floors’ projections for

satellite television system works; • Illustration of electricity installations clearly



specifications.

Lighting plans • Plans indicating lighting of building units,

emergency exits and escape routes at a scale of 1:100;

• Plans indicating external lighting as well as general location and external walls’ lighting at a scale of 200:1.

67

Residential BuildingsProcedures’ mechanism and plans to be submitted

2.3

Electric powers plans • Plans for building units indicating units’

powers at a scale of 100:1; • Plans for building units indicating feeding of

ventilation and air conditioning units, pumps, and power outlets at a scale of 100:1;

• Plans indicating electricity supply for the site at a scale of 200:1;

• Grounding system plans at a scale of 100:1; • Lightening-protection system plans at a scale

of 100:1.

Low voltage plans • Plans for building units showing distribution

of fire detection system at a scale of 100:1; • Plans for building units showing distribution

of satellite television system at a scale of 100:1;

• Plans for building units showing distribution of surveillance cameras at a scale of 100:1;

• Plans showing distribution of low voltage works on-site at a scale of 200:1.

General comments for electrical works plans • Ground floor plans must include all linkages

with the electricity network of the site until 2 meters of the building’s boundaries with the need to specify junction sizes.

Ventilation and air conditioning works documents and plans • Air conditioning and ventilation calculations; • General notes and terms; • Plans for projections of all floors for air

conditioning and ventilation works at a scale of 100:1;

• Plans must include ventilation and air conditioning equipment and devices (indicating location of separate of central air conditioning unit for buildings in case they are

Note:General notes for electric works plansGround floor plans include all joints to the electricity provider network of the site up to 2 meters from the building’s boundaries and joints’ sizes must be defined.

Note:Plans must include ventilation and air conditioning equipment and devices (indicating location of separate of central air conditioning unit for buildings in case they are available on architectural plans), air ducts and sizes, air conditioning pipes’ installations and sizes, fire hydrants, etc. to get an adequate air conditioning and ventilation system according to codes.

available on architectural plans), air ducts and sizes, air conditioning pipes’ installations and sizes, fire hydrants, etc. to get an adequate air conditioning and ventilation system according to codes.

• Detailed partial plans for machinery rooms at a scale of 50:1;

• Detailed plan for central general services buildings with vertical sections at a scale of 50:1;

• Sketch of rising air conditioning pipes; • Sketch of rising ventilation ducts; • Ventilation and air conditioning equipment

data tables; • Various details needed for air conditioning

and ventilation works; • Air conditioning and ventilation works

specifications.

Firefighting works documents and plans • Calculations of firefighting works, including

hydraulic calculations; • General notes and terms; • Plans for projections of all floors for

firefighting works at a scale of 100:1.Plans must include firefighting hoses cabins and their installations, 2.5 inch valves with an automatic junction to be used by firefighters, vertical dry or wet rising mains, water sprinklers network, automatic firefighting systems, hand-held fire extinguishers, etc. to get an adequate firefighting system according to adopted standards.Ground floor plans must include link with the location’s general network up to 2 meters from the building’s boundaries, with the need to clarify size and level of junction and water pressure.

68

Residential Buildings2.3 Procedures’ mechanism and plans to be submitted

• Detailed plan of central general services building including firefighting water tanks indicating full stored auxiliary capacity for firefighting, pumps, links, etc, at a scale of 50:1;

• Sketch of firefighting works that includes rising pipes;

• Firefighting unit data tables; • Various details needed for firefighting works; • Firefighting works specifications.

Civil defense and safety plans • Plans indicating emergency lighting, exits

and escape routes at a scale of 100:1; • Plans for building units indicating distribution

of fire detection system with an explanatory title in Arabic at a scale of 100:1;

• Plans for lightening-protection system at a scale of 100:1;

• Illustration of all floors’ projections for fire detection system;

• Illustration for electricity installations indicating main distribution boards and emergency loads.

Data needed for plans title • Building name in English and Arabic as per

industrial permit; • Land plot number and industrial city in which

the workers’ residence is planned according to MODON’s numbering system;


• List of contents in Arabic and English; • Plan number; • Scale used; • Name of design consulting company • Firm’s seal for adoption of plan • When final plans of residential buildings

are submitted, the design firm must write

Note:In case of extension, the relation between the building and the projected extension must be clarified taking into account all aspects: architectural, plumbing, construction, industrial safety, electrical, services, etc. with the plans being submitted as previously indicated in this guideline.

the following phrase on plans: “plans are presented for the building under the full responsibility of the design firm without any liability whatsoever on MODON”, signed and sealed by the firm

• The title frame must be of 10x14 cm and be fully visible when the plan is folded into an A4 size

A complete sealed version of the above plans must be submitted to the authority of the industrial city in which the workers’ residence will be built, along with a list of plan titles and number, divided as above to be saved in the.city’s files

Construction works must not start before receipt of construction permit from the city’s authority.

Phase 3: Issuing construction permit

Payment must be made to MODON for review and adoption of residential buildings plans at a rate of 1 SAR/m2 at a minimum of 5,000 SAR by virtue of a certified check in the name of Saudi Industrial Property Authority.

• Submit contract from an engineering consulting company qualified and accredited by MODON for building construction supervision;



69

Residential BuildingsProcedures’ mechanism and plans to be submitted 2.3


Commitment of the design firm toward plansand designs for residential complexes in industrial cities

Date:..........H equivalent to:....................... ADWe, the company:..............................., with permit number....................... Assigned by the owner/investor to prepare engineering designs and plans for residential building for the factory of...................on land plot number ..................., phase.................., city..................................with an area of:......................, licensed by virtue of license decision number:...................., dated:................Commit and pledge that the residential building designs are in accordance with all conditions and requirements as follows: - Submitted design works are in accordance with Saudi specifications and generally accepted technical standards; - Designs of the residential building are in accordance with conditions and requirements of residential units in industrial

cities for all submitted designs (architectural, construction, plumbing works, electric, industrial safety, and mechanical works) and for all preliminary and final plans for all workers’ residences, and with the requirements and conditions of civil defense for industrial safety designs, and the list of environment requirements issued by the Presidency of Meteorology and Environment;

- In case of any difference between submitted designs and requirements and conditions of residential units in industrial cities, MODON’s written approval shall be sought.


Upon submission of final plans for factories’ residential buildings, the below phrase must be written on plans:

• “Plans submitted for the residential building are under the full responsibility of the design company without any liability whatsoever on MODON” signed and sealed by the firm.

God bless,,,,,,,


70


Permit number:....................Date of issue::.....................

Construction permit for workers’ residenceIn………………………. industrial city

New land Internal expansion Additional land

Building name:...........Investor/owner name:....................................P.O box:.................city:.............................Zip code:.............................Email:........................... Phone:..................................Fax:.........................

Land information:Land number:.......................................... Length:......................................( m)Width:.....................................( m)Area:....................................( m2)




71

Residential BuildingsProcedures’ mechanism and plans to be submitted 2.3




2. This license is considered annulled should the tenant not start construction works within six months from issuance date;3. Erecting a temporary wall (to be removed upon end of the works) around the site and taking all precautions to avoid

any potential harm;4. Complete an accurate commitment to plans for construction pre-approved by MODON; 5. Hang a copy of the contract on-site in a visible location on an ongoing basis;6. Put a sign at a visible location outside the temporary fence stating the project’s name, contractor, consultant, and


outside the industrial city;8. The consulting company supervising the construction of the residential building must commit to match accredited plans

with works carried out and submit monthly reports to MODON clearly stating commitment to plans or any deviations happening during construction.

Permit holder or deputy:Name:......................................Title:.................................Signature:.........................................ـــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــPermit issuer:Name 1......................................................................... Name 2: .........................................................................Signature:......................................................................... Signature:.........................................................................

73

73Villas (Independent Residential Units)

Villas (independent residential units)

3

Residential complex for workers- Sudan

74

74 Villas (Independent Residential Units)Construction requirements

3.1 Construction requirements ..................................................................................................75General site location requirements ....................................................................................................... 75 Villas’ design requirements .................................................................................................................... 75



Chapter three: Villas (independent residential units)

75

Villas (Independent Residential Units)Construction requirements

3.1

3.1 Construction requirements

General site location requirements • In case the land is on a crossroad of two or

more roads, an isosceles triangle-shaped piece (with 3 meter sides) must be deducted;

• The distance between the villa and external annex must not exceed 1.5m;

• Upper annexes must be in front of the villa’s front façade, and their openings must not be facing neighbors;

• External annexes’ windows and doors must not directly open on the main road.

Villas’ design requirements Allowed number of floorsAllowed floors are as follows: ground floor, first floor, upper annex, and external annex.

Floors’ distribution

Table 8

Floors’ distribution in villas

Floor Maximum percentage Notes

Ground floor 60 % Of the land’s area

First floor 65 % Of the land’s area

Upper annex 50 % Of the first floor’s area

External annex 10 % Of the land’s area

Setbacks1. Minimum setback from neighbors of 2 m;2. Minimum setback from roads is a fifth of the

road’s width, with a minimum of 2m and a maximum of 6m.

Heights and levels1. Maximum height for villas is 12m;2. Maximum net height for ground and first

floors is 3.5 m;3. Maximum net height of annex floor is 3m;4. Net height of external annex must not

exceed height of wall fence;5. Wall fence height is at least 3 m and at most

3.5m;6. Rooftop screen height is at least 1.8m;7. The difference of levels between the road

and the ground floor must not exceed 1m.

76

Villas (Independent Residential Units)Construction requirements3.1

Areas1. Rooms’ areas must be 12 m2 at least with a

minimum width of 3m;2. Lavatories’ area must be 3 m2 at least;3. The stair’s protrusion above regular setback

is allowed for a maximum of 1 m;4. Should the compiled total areas exceed

1,000m2, an electricity room of an area of 2x3m2 within the property limits (with the longest side facing the road).

Natural lighting and ventilation1. Ventilation or lighting skylights are not

allowed in residential villas;2. Natural lighting and ventilation must be

provided for all spaces in the villa, especially kitchens and bathrooms.

Note:The lavatory must not be in the direction of the Qiblah

77

Villas (Independent Residential Units)Engineering requirements

3.2


Operational requirements • External thermal isolation for the building • All building facades (even if not overlooking



Plumbing requirements

General requirements It is important to follow requirements of civil defense, Saudi codes, or accredited international standards such as the International Plumbing Code – IPC when preparing all documents, calculations, and plans for plumbing.

Utility water tanksWater tank size must be defined in such a way so as to provide a reserve sufficient for three days, with a minimum of one day for exceptional cases.

Ground water tanks • The water tank must be split into two

chambers at least to allow cleaning each chamber without affecting the building’s water supply;

• Pollution sources must be kept far from the tank and walls must be well isolated;

• Each tank must be equipped with a 60mx60cm opening and have an aluminum ladder fixed to its wall directly under the cover for tank maintenance and cleaning;


Upper water tank • In case the tank is made of concrete, it must





Septic tanks • The septic tank must be set within the

property’s boundaries with a minimum setback of 2 meters from neighbors and the boundaries of the building it serves;


• Septic tank dimensions must be defined in accordance with the size of the villa, provided that the volume of the tank is of 10 m2 at least;

• The septic tank must be of the solid impermeable type so as not to leak water into surrounding soil;

• In case a sewage system is in place, coordination must be made with relevant authorities to define the exit.

78

Villas (Independent Residential Units)3.2 Engineering requirements

Electrical requirements • Electric service voltage in residential

buildings is 400/230, three-phase, 60Hz (cycle/second) with a maximum voltage drop of 5%;

• Lighting works calculations must be done according to international codes such as IES and CIBSE;


• Saudi codes and guidelines issued by the Ministry of Water and Electricity – Deputy Ministry for Electrical Affairs (guideline for modifying electricity installations in residential and commercial buildings) or international codes for electrical works, especially electricity distribution and installation.

• Materials used in electrical installations must be in adherence with adopted Saudi standards or acceptable international ones;




• The building must be split into units each fed through a secondary distribution board with a capacity defined by the circuit breakers’ capacity based on unit loads;

• Loads must be for each individual unit on the three faces so that the difference between

any of them is inferior or equal to 1KW and that the circuit breaker’s capacity is adequate for the purpose it was designed for as well as the size of the used cable;



Air conditioning and ventilation requirementsRequirements of civil defense, Saudi codes and international codes such as ASHRAE (American Society of Heating, Refrigeration and Air-conditioning Engineers) must be applied along with those of the NFPA (National Fire Protection Association) system, related to public safety, when preparing all calculations and plans for air conditioning and ventilation.

79

Villas (Independent Residential Units)Procedures’ mechanism and plans to be submitted 3.3


Phase 1: Preliminary application for permit • Submit preliminary engineering plans for

villas to be constructed in the industrial city’s residential zone to MODON – Industrial Cities Department

• The residential villas’ master plan must be prepared by a qualified engineering company accredited by MODON clearly stating the name of the company, the industrial city, the consulting company and workers’ residences on the plans;

• A cadastral survey or a sketch of the plot of land (dimensions, area, plot number, north direction) from a surveyor office accredited by MODON or the Industrial Cities Department based on the allotment letter issued from MODON or the developer for private industrial cities;


• Site plan • Architectural drawings




permits issuing

- Site plan - Architectural drawings- Structural drawings - Electrical drawings - Mechanical and Air conditioning

drawings and reports- Sanitary work drawings and

reports

Master plan of the siteThe plan must clearly show the land’s location, surrounding roads and villa (top-view) with the external annex, fence, setbacks, and north direction using a scale of 250:1 or 500:1.


(showing ground water and septic tanks according to above-mentioned conditions), external annex, upper floor, upper annex and rooftop at a scale of 100:1;

• The villa and external annex’s four architectural facades showing finishing material at a scale of 100:1;

• Vertical and horizontal longitudinal sections clarifying heights and levels for villa and external annex at a scale of 100:1;


80

Villas (Independent Residential Units)Procedures’ mechanism and plans to be submitted3.3



Phase 2: Submission of final plans

Submission of final plans • Complete final engineering plans must be

submitted as per the required scale (unless otherwise allowed by MODON) as follows:

Site’s master planThe plan must clearly show the land’s location, surrounding roads and villa (top-view) with the external annex, fence, setbacks, and north direction using a scale of 250:1 or 500:1.


(showing ground water and septic tanks according to above-mentioned conditions), external annex, upper floor, upper annex and rooftop at a scale of 100:1;

• The villa and external annex’s four architectural facades showing finishing material at a scale of 100:1;

• Vertical and horizontal longitudinal sections clarifying heights and levels for villa and external annex at a scale of 100:1;


• Wall details, at a scale of 50:1; • Finishing matrix – for external facades

and internal finishing for walls, ceilings, and floors;

• Doors and windows matrix.

Construction works plansConstruction works plans must be presented for all buildings: • Soil analysis study to be annexed to plans; • Axes; • Foundations (bases, floor beams, and details

necessary for execution); • Pillars (dimensions and reinforcing iron); • Construction horizontal sectors for all

ceilings in the building showing main and secondary beams and ceilings’ reinforcing iron;







81

Villas (Independent Residential Units)Procedures’ mechanism and plans to be submitted

3.3

Plumbing documents and plansSite plumbing works documents and plans • A plan that clearly shows service locations

on the surrounding road and inspection rooms details in case they exist;

• A plan for utility water network on a scale of 250:1 or 500:1 that includes water tanks while providing a filling joint via a tank truck and an auxiliary joint to be used in the future as a link to the industrial city’s main network when built;

• A rainwater drainage network to the building’s ground must be shown at a scale of 250:1 or 500:1 including a rainwater leakage hole while providing an auxiliary joint so that it is linked in the future with the industrial city’s main network when built;

• Sewage network plan at a scale of 250:1 or 500:1 that includes septic while providing an auxiliary joint so that it is linked in the future with the industrial city’s main network when built.



• Plans must include all needed water tanks, water heating units etc. to ensure having an adequate plumbing system according to adopted standards;

• Ground floor plans must include all linkages with the site’s general networks up to 2

meters from the villa’s boundaries, with defining joints’ size and level;

• Detailed partial plans for bathrooms and kitchens at a scale of 50:1;

• A sketch of plumbing works networks including rising pipes;

• Plumbing works’ unit data matrices; • Various needed details for plumbing works; • Plumbing works specifications.

Electrical works plansGeneral plans • Various details of electrical works; • Illustration of all floors’ projections for

electricity supply works; • Illustration of all floors’ projections for fire

detection system works; • Illustration of electricity installations clearly



specifications. Lighting plans • Plans indicating building units’ lighting at a

scale of 100:1; • Plans indicating the general location and

external walls’ lighting at a scale of 200:1.

82

Villas (Independent Residential Units)Procedures’ mechanism and plans to be submitted3.3

Electric powers plans • Plans for building units indicating units’

powers at a scale of 100:1; • Plans for building units indicating feeding

of ventilation and air conditioning units, pumps, and power outlets at a scale of 100:1;

• Plans indicating electricity supply for the site at a scale of 200:1;

• Grounding system plans at a scale of 100:1; • Lightening-protection system plans at a

scale of 100:1.

Low voltage plans • Plans of building units showing distribution

of satellite television system at a scale of 200:1;

• Plans showing distribution of low voltage works on-site at a scale of 200:1.

General comments for electrical works plans • Ground floor plans must include all linkages

with the electricity network of the site up to 2 meters of the building’s boundaries with the need to specify junction sizes.

Data needed for plans title • Villa name in English and Arabic as per

industrial permit; • Land plot number and industrial city in

which the employees’ residence is planned according to MODON’s numbering system;


• List of contents in Arabic and English; • Plan number; • Scale used; • Name of design consulting company • Firm’s seal for adoption of plan

NoteIn case of extension, the relation between the building and the projected extension must be clarified taking into account all aspects: architectural, plumbing, construction, industrial safety, electrical, services, etc. with the plans being submitted as previously indicated in this guideline.

• When final plans of villa are submitted, the design firm must write the following phrase on plans: “plans are presented for the villa under the full responsibility of the design firm without any liability whatsoever on MODON”, signed and sealed by the firm

• The title frame must be of 10x14 cm and be fully visible when the plan is folded into an A4 size

• A complete sealed version of the above plans must be submitted to the authority of the industrial city in which the employees’ residence will be built, along with a list of plan titles and number, divided as above to be saved in the city’s files.

Phase 3: Issuing construction permit • Submit contract from an engineering

consulting company qualified and accredited by MODON for villas’ construction supervision;



83

Villas (Independent Residential Units)Procedures’ mechanism and plans to be submitted 3.3


Commitment of the design firm toward plansand designs for residential villas in industrial cities

Date:..........H equivalent to:....................... ADWe, the company:..............................., with permit number....................... Assigned by the owner/investor to prepare engineering designs and plans for residential villas for the factory of ...................on land plot number ..................., phase.................., city..................................with an area of:......................, licensed by virtue of license decision number:...................., dated:................Commit and pledge that the villas’ designs are in accordance with all conditions and requirements as follows: - Submitted design works are in accordance with Saudi specifications and generally accepted technical standards; - Designs of the residential villa are in accordance with conditions and requirements of residential villas in industrial cities

for all submitted designs (architectural, construction, plumbing works, electric, industrial safety, and mechanical works) and for all preliminary and final plans for workers’ residence;

- In case of any difference between submitted designs and requirements and conditions of residential villas in industrial cities, MODON’s written approval shall be sought;


Upon submission of final plans for factories’ residential villas, the below phrase must be written on plans:

• “Plans submitted for residential villas are under the full responsibility of the design company without any liability whatsoever on MODON” signed and sealed by the firm.

God bless,,,,,,,


84

Villas (Independent Residential Units)3.3 Procedures’ mechanism and plans to be submitted

Permit number:.....................Date of issue::.....................

Construction permit for residential villas for employeesIn………………………. industrial city

New land Internal expansion Additional land

Investor/owner name:....................................P.O box:.................city:.............................Zip code:.............................Email:........................... Phone:..................................Fax:.........................

Land information:Land number:.......................................... Length:......................................( m)Width:.....................................( m)Area:....................................( m2 متر مربع)




85

Villas (Independent Residential Units) 3.3Procedures’ mechanism and plans to be submitted




2. This license is considered annulled should the tenant not start construction works within six months from issuance date;

3. Erecting a temporary wall (to be removed upon end of the works) around the site and taking all precautions to avoid any potential harm;

4. Complete and accurate commitment to plans for construction pre-approved by MODON; 5. Hang a copy of the contract on-site in a visible location on an ongoing basis;6. Put a sign at a visible location outside the temporary fence stating the project’s name, contractor, consultant, and


outside the industrial city;8. The consulting company supervising the construction of the residential villa must commit to match accredited

plans with works carried out and submit monthly reports to MODON clearly stating commitment to plans or any deviations happening during construction.

Permit holder or deputy:Name:......................................Title:.................................Signature:.........................................ـــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــــPermit issuer:Name 1......................................................................... Name 2: .........................................................................Signature:......................................................................... Signature:.........................................................................

87

87Sustainability Recommendations and Instructions

Sustainability recommendationsand instructions

4

88

88 Sustainability Recommendations and InstructionsConstruction requirements

Introduction ..............................................................................................................................89

4.1 Efficiency of materials resources .........................................................................................90

4.2 Building envelope ...............................................................................................................91Walls ...................................................................................................................................................... 91Rooftop.................................................................................................................................................. 91Walls and glass usage ratio ................................................................................................................... 91Shading .................................................................................................................................................. 91Potable water ........................................................................................................................................ 93

4.3 Optional instructions ...........................................................................................................94Green buildings certificates ................................................................................................................... 94Low-carbon renewable energy production ........................................................................................... 95

Chapter four: Sustainability recommendations and instructions

89

Sustainability Recommendations and InstructionsIntroduction

Introduction

Sustainability of resources is considered an important issue; its’ mainstreaming in construction and design requirements and facilities management actually leads to savings, reduction in energy consumption and usage of natural resources, as well as achieving a better environment at the residential and professional levels.

A sustainable design in residential buildings has the below advantages: • Efficiency in facilities and buildings’ design,

and reduction in energy consumption; • Rat ional izat ion of potable water

consumption, leading to a reduction in wastewater production and this a reduction in water treatment or transport costs;

• Improvement of buildings’ internal environment through various changes such as better air quality, adequate internal temperature, management of sun glare and daylight, etc.

• Reduction in negative impact on external environment, including less gas emissions and water and air pollution, and water consumption reduction;

• Higher revenue on the medium and long term by reducing costs of energy and other resources and of buildings maintenance and operation, while also providing better production environment in factories thanks to a better internal environment for workers.

MODON encourages owners and investors to take sustainability seriously by integrating its concepts in developing and designing industrial facilities as respecting standards and recommended instructions.

90

Sustainability Recommendations and InstructionsEfficiency of materials resources4.1

4.1 Efficiency of materials resources

MODON encourages developers, investors, and contractors working in industrial cities to provide means and solutions to reduce waste production during construction works and to ensure waste collection and triage when residential buildings, complexes, and related facilities are occupied.When designing residential facilities, MODON recommends resorting to off-site fabrication; building elements are thus fabricated outside the site in specialized factories and are later transported to the site for assembly.As for during the construction process, contractors are encouraged to prepare a comprehensive waste management plan to reduce waste production and recycle it on-site as this approach has the below advantages: • Reducing waste production on-site; • Reducing construction time on-site; • Reducing construction cost and achieving

better quality.

91

Sustainability Recommendations and InstructionsBuilding Envelope

4.2

4.2 Building envelope

WallsAll external walls must include thermal isolation materials which help reducing heat gains, especially in summer. The insulator’s type and thickness shall be defined by engineers to achieve a Heat Transfer Index equivalent to 0.2 (U-value) W/m2K at most for the wall.Effective insulator types include solid foam such as extruded polystyrene, mineral wool, rock wool, and glass wool. Project engineers are encouraged to explore materials with high heat isolation characteristics in order to ensure overall performance and reduced heat gains.

RooftopsAll rooftops must include heat isolation materials to reduce heat gains, especially in summer. The insulator’s type and thickness shall be defined by engineers to achieve a Heat Transfer Index equivalent to 0.1 (U-value) W/m2K at most for the rooftop.

Effective insulator types include solid foam such as extruded polystyrene, one of the best and most appropriate heat insulators for rooftops.

Walls and glass usage ratioGlass in walls and rooftops must be constituted of several layers of high-performance glass to decrease heat gain. Argon gas may be used among glass layers, along with insulator paint and colored paint. Heat Transfer Index equivalent to 1.8 (U-value) W/m2K at most should be targeted for glass.

ShadingWindows and glass facades must be equipped with sun-breakers and external shading, especially for south, southeast, or southwest facades to limit direct sun exposure and heat gain. In addition, it is preferable that east and west-facing windows and glass facades include appropriate shading systems.

All shading systems must be designed and measured through ecliptic technical studies,and include the glass façade in this path; shad-

ing system is thus efficient most hours of the..day, ensuring that light goes during the day

92

Sustainability Recommendations and InstructionsBuilding Envelope4.2

Table 9Shading systems

Shading system Direction DescriptionDesign and specificationsPRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT

PRO

DU

CED

BY

AN

AU

TOD

ESK

ED

UC

ATI

ON

AL

PRO

DU

CT

PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT

PRO

DU

CED

BY A

N A

UTO

DESK

EDU

CA

TION

AL PR

OD

UC

T

South Southeast-Southwest

Horizontal parapet above the window or on rooftop – considered best system for south facades, and doesn’t affect window design and views

Designed as an extension of the roof or a parapet hung on top of the window; it is made of concrete or other materials such as steel and aluminum


PRO

DU

CED

BY

AN

AU

TOD

ESK

ED

UC

ATI

ON

AL

PRO

DU

CT


PRO

DU

CED

BY A

N A

UTO

DESK

EDU

CA

TION

AL PR

OD

UC

T

SouthSoutheast Southwest

Horizontal parapet consisting of shades which replaces the solid one and allows additional light to go in while also providing shading

Light metal horizontal frame (steel – aluminum) with metal shades, hung at window level and fixed to the building with metal joints


PRO

DU

CED

BY

AN

AU

TOD

ESK

ED

UC

ATI

ON

AL

PRO

DU

CT


PRO

DU

CED

BY A

N A

UTO

DESK

EDU

CA

TION

AL PR

OD

UC

T

East WestNorthwestNorthwest

Vertical shades ap-propriate for east and west facades where the sun corner is small

Vertical shades are fixed through a central axis (when using metallic shades) or between the floor and the ceiling in case other materials are used such as stone, or concrete. They must be designed in accordance with building façade and

93

Sustainability Recommendations and InstructionsBuilding Envelope

Potable waterWater efficient equipment must be specified and used in all lavatories. Water flow for all equipment must be according to the below maximum values: • Toilet 3.9L/spurt • Urinal: 1.9L/spurt • Sink: 6.8L/spurt • Shower: 6.8L/spurt

There are several water-efficient toilet equipment in local markets, they include for example sprinkler faucets or aerator taps to reduce water flow. Taps with infra-red sensors can also be used, in addition to low-flow toilet (6/3 liter), low-flow shower, reduction of water pressure in the network, and using good quality plumbing equipment.

94

Sustainability Recommendations and InstructionsOptional instructions4.3

4.3 Optional instructions

MODON seeks to support sustainable approaches in facilities development and management, especially when such measures have many benefits for developers on both short and long term.In addition to this, MODON seeks to enhance performance of buildings and sustainable site elements which have been recommended in this guideline and encourages developers to follow essential procedures to achieve a sustainable development: • green building certification • production of renewable and low carbon

energy.

Green buildings certificatesHaving green building certificates from local and international rating systems add in credibility and reflect a commitment to minimum “green buildings” elements. International ratings systems such as LEED and BREEAM award certificates to projects after a full examination of facilities’ designs against a list of green building standards for several elements such as location, energy, water, construction materials, external environment, etc.

Following MODON’s guidance will help investors and developers in securing green building certification; they will also need to implement a number of requirements related to targets and standards that need to be respected and documented through calculations, drawings, and reports to be prepared at various stages of design and construction.

In general, MODON recommends LEED system as it is one of the oldest and most used and known systems among engineers, consultants, and contracts (noting that MODON also accepts other systems such as BREEAM).

Should the developer choose to have a green building certificate, MODON must be notified and receive a copy of the certificate once the project is completed.

95

Sustainability Recommendations and InstructionsOptional instructions

4.3

Low-carbon renewable energy productionMODON recommends the study of solutions and techniques related to production of low-carbon renewable energy within the boundaries of the site, which helps reduce energy consumption and carbon emissions as well as the use of fossil fuel rather than traditional fuel. MODON also recommends studying the possibility of applying the below techniques, developing possible solutions, and applying them on-site: • Thermal solar energy (for water heating); • Photo-voltaic cells; • |Geothermal heat pump; • |Wind turbines; • |Bio-fuel; • |Mixed thermal energy.

Selected solutions must be presented to MODON within a study containing the below data at the least: • Volume of generated data using the

suggested system (percentage of annual consumption);

• Financial recoupment and impact on life-cycle;

• Impact on land use; • Impact on surrounding environment; • Maintenance.

97

References

References

1. International Labor Office, Workers’ housing report: Working paper number 6, (2009)2. Dubai Industrial City study: Urban design guidelines for industrial areas, (2007)3. United Consulting, Master plan for 10 Ramadan City, (2007)4. Urban housing standards, Ministry of Housing and Reconstruction, (2011)5. Dr. Nasmat Abdulkader and Dr. Said Mohamad al-Tuny, in Designing and Planning Residential

Areas: Introduction and Practice, (1988)6. Ministry of Labor – Abu Dhabi, Guideline for general standards for shared workers’ housing and

related services, (2009)7. Ministry of Municipal and Rural Affairs, Riyadh Municipality, Technical requirements for permits

for villas, commercial residential buildings , and workers and singles’ residences, (1427H)8. Ministry of Municipal and Rural Affairs, Jeddah Municipality, Building rules and regulations,

(1430H)9. Ministry of Municipal and Rural Affairs, Jeddah Municipality, Local plan for Jeddah governorate

– Building rules and regulations (1428H)10. Ministry of Municipal and Rural Affairs, Jeddah Municipality, Guideline for building rules and

regulations (1426H)11. Ministry of Municipal and Rural Affairs, Madinah Municipality, Guideline for building rules and

regulations (1430H)12. Ministry of Municipal and Rural Affairs, Guideline for planning standards for services, (1426H)13. Ministry of Municipal and Rural Affairs, Guideline for planning neighborhood centers and

residences, (1426H)14. Ministry of Municipal and Rural Affairs, Guideline for planning standards for car parking,

(1426H)15. Arriyadh Development Authority, Global master plan for Riyadh – land use and development

regulations, (1424H)16. Riyadh Municipality, Guideline for review of commercial and residential buildings’ engineering

plans17. Saudi Building Code, Engineering requirements, (2007)18. Saudi Industrial Property Authority, Information table for residential and industrial lands in

industrial cities, Khatib and Alami / GIS section19. Saudi Industrial Property Authority, Planning and design guideline for development of

industrial cities, (1426H)

98

References

1. International Labor Organization (ILO), Workers’ Housing Recommendation: Recommendation no. 115, (1961) http://www.ilo.org/ilolex/english/recdisp1.htm

2. A+t ediciones, Density: New collective housing, (2006) 3. Quentin, P., The Architects’ Handbook. Blackwell Science Ltd, a Blackwell Publishing

Company Editorial Office: 9600 Garsington, (2002).4. Chiara, J. & Callender, J., H., Time-Saver Standards for Building Types, Second edition,

International edition. McGraw-Hill Press. Printed and bound in Singapore by Singapore National Printers Ltd, (1983).

5. Pierce R., Planning: The Architect’s Handbook, Eight Edition (1959)6. Luis Fernandez – Galiano (Ed.), Atlas: Architectures of the 21st Century, published by

Fundacion BBVA (2011)7. Al Hasa , Saudi Home Ownership Community AER 5273, A study for The Arabian American

Oil Company, prepared by Saudi Consolidated Engineering Company in joint venture with Metcalf & Eddy International, (1984)

8. IFC (International Finance Corporation, World Bank Group) and the EBRD (European Bank for Reconstruction and Development), Workers’ accommodation: Processes and standards - A guidance note, (2009)

9. Department for Communities and Local Government (London), Design Coding in Practice: An Evaluation, (2006)

10. Google Earth11. Ibrahim M. Al-But’hie and Mohammad A. Eben Saleh, Urban and industrial development

planning as an approach for Saudi Arabia: the case study of Jubail and Yanbu, Published by Habitat International, (2002)

12. Dubai Municipality, Building Code Regulations & Construction Specifications, (2004)13. David Littlefield, Metric Handbook: Planning and Design Data, Third Edition (2008)14. Ernst and Peter Neufert, Architects’ Data, Third Edition 15. Atkins, Alkharj Industrial City

Documents

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